415 Mayberry St · Toledo, OH 43609

$89,900

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 71 Days on market

Built 1923 5,500 sqft lot Est $72k · 25% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.9/30.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

GREAT BUY FOR THIS 1 STORY VINYL SIDED HOME WITH 2 BEDROOMS, LIVING RM/DINING RM COMBO, BATHROOM ACCESSIBLE FROM BOTH BEDROOMS. NICE FRONT PORCH, LARGE YARD. SEE OFFER INSTRUCTIONS BELOW.

Key facts

• New furnace
• New kitchen
• Main floor laundry

Tags

• NEW KITCHEN
• MAIN FLOOR LAUNDRY
• NEW FURNACE
• NEW A/C
• FULL BASEMENT
• LARGE REAR YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#645 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Toledo City (urban): math 15% / reading 24% proficiency, ranked #634 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Burroughs Elementary School (math 12% / reading 22%, grade F, #1,337 of 1,584 statewide, top 86%, 311 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.8%/yr); 99 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $674 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $90k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $72,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2319 Dana St	0.22mi	2/1.0	792 (+2%)	1mo	$25,400	$32	86
2309 Dunham St	0.22mi	2/1.0	806 (+4%)	2mo	$90,000	$112	82
139 Kenmore Ave	0.21mi	2/2.0	753 (-3%)	1mo	$40,000	$53	80
2375 Airline Ave	0.34mi	2/1.0	755 (-3%)	9mo	$70,000	$93	72
769 Colima Dr	0.67mi	2/1.0	768 (-1%)	2mo	$107,500	$140	65
732 Colima Dr	0.64mi	2/1.0	829 (+7%)	2mo	$126,000	$152	58
713 Geneva Ave	0.66mi	2/1.0	843 (+9%)	5mo	$52,500	$62	51
142 Whiting Ave	0.51mi	2/1.0	696 (-10%)	10mo	$10,000	$14	50
939 Francis Ave	0.74mi	2/1.0	725 (-7%)	6mo	$61,800	$85	50
605 Wright Ave	0.46mi	3/1.0 (+1)	875 (+13%)	9mo	$75,000	$86	44
502 Brighton Ave	0.71mi	2/1.0	884 (+14%)	1mo	$123,900	$140	43
940 Francis Ave	0.73mi	2/1.0	659 (-15%)	7mo	$76,000	$115	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.53×
• Total profit: $13,394
• Equity at exit: $29,524

10-year hold

• IRR: 17.4%
• Equity multiple: 3.36×
• Total profit: $59,457
• Equity at exit: $38,347

Cash invested: $25,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$471
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $125

Break-even live

Break-even rent $798

Max offer price $89,900

Occupancy floor 82%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	0.16mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	0.30mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.54mi
707 Toronto Ave Toledo, OH	1.0	1.0	750	$775	$1.03	23d	1	0.59mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	0.60mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	0.78mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$704	$1.21	23d	1	0.79mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	43d	1	0.79mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	14d	1	0.79mi
538 Nicholas St Unit B Toledo, OH	1.0	1.0	600	$600	$1.00	43d	1	0.82mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	43d	1	0.87mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	0.89mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.97mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	1.03mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	1.13mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	43d	1	1.26mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	1.37mi

Listing history 11 events

1. 2026-03-21
   status Pending
2. 2026-03-13
   price $89,900
3. 2026-02-18
   price $94,900
4. 2026-02-03
   price $99,900
5. 2026-01-09
   listed $109,900 Active
6. 2025-10-13
   price $14,500 188-char remark

   Show marketing remark (188 chars)

   GREAT BUY FOR THIS 1 STORY VINYL SIDED HOME WITH 2 BEDROOMS, LIVING RM/DINING RM COMBO, BATHROOM ACCESSIBLE FROM BOTH BEDROOMS. NICE FRONT PORCH, LARGE YARD. SEE OFFER INSTRUCTIONS BELOW.

7. 2015-06-26
   soldstatus $14,500 188-char remark

   Show marketing remark (188 chars)

   GREAT BUY FOR THIS 1 STORY VINYL SIDED HOME WITH 2 BEDROOMS, LIVING RM/DINING RM COMBO, BATHROOM ACCESSIBLE FROM BOTH BEDROOMS. NICE FRONT PORCH, LARGE YARD. SEE OFFER INSTRUCTIONS BELOW.

8. 2015-05-29
   price $16,900 188-char remark

   Show marketing remark (188 chars)

   GREAT BUY FOR THIS 1 STORY VINYL SIDED HOME WITH 2 BEDROOMS, LIVING RM/DINING RM COMBO, BATHROOM ACCESSIBLE FROM BOTH BEDROOMS. NICE FRONT PORCH, LARGE YARD. SEE OFFER INSTRUCTIONS BELOW.

9. 2015-03-31
   listed $16,900 188-char remark

   Show marketing remark (188 chars)

   GREAT BUY FOR THIS 1 STORY VINYL SIDED HOME WITH 2 BEDROOMS, LIVING RM/DINING RM COMBO, BATHROOM ACCESSIBLE FROM BOTH BEDROOMS. NICE FRONT PORCH, LARGE YARD. SEE OFFER INSTRUCTIONS BELOW.

10. 1989-10-27
    soldstatus $33,000
11. 1965-11-04
    soldstatus $11,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,453 · $121/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,466
• − Mortgage interest: −$5,036
• − Property taxes: −$1,453
• − Insurance: −$450
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$2,615
• Taxable income: $78
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $1,480/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Toledo City
• NCES district ID: 3904490
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 24% ▼ -13.00%
• Median HH income: $32,137
• Composite: 15.76/100
• National rank: #9276
• State rank: #634 of 656 in OH

Livability — Toledo

• Score: 66/100
• State rank: #645
• US rank: #11442

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toledo, OH
• County: Lucas County · 380,724 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 420,751 people
• By 2030: 410,187 · -2.5%
• By 2040: 384,019 · -8.7%
• By 2050: 355,125 · -15.6%
• By 2075: 291,683 · -30.7%
• By 2100: 233,670 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lucas

• 2024 margin: D (+12.6) · D 55.8% · R 43.2%
• 2008→2024 swing: -18.9pp toward R · 2008: 31.4pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+16.8 2016: D+17.4 2012: D+30.4 2008: D+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• Metro: Toledo, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+717.3% since first listed

11 events — show timeline

• 2026-03-21 Pending — NORIS
• 2026-03-13 Price Changed $89,900 NORIS
• 2026-02-18 Price Changed $94,900 NORIS
• 2026-02-03 Price Changed $99,900 NORIS
• 2026-01-09 Listed $109,900 NORIS
• 2025-10-13 Price Changed $14,500 NORIS
• 2015-06-26 Sold (MLS) $14,500 NORIS
• 2015-05-29 Price Changed $16,900 NORIS
• 2015-03-31 Listed $16,900 NORIS
• 1989-10-27 Sold (Public Records) $33,000 Public Records
• 1965-11-04 Sold (Public Records) $11,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,453 · +1.0% YoY. Source: county tax records.