1752 Marne Ave · Toledo, OH 43613

$72,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 83 Days on market

Built 1907 3,202 sqft lot $112/sqft · 55% above area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key property currently rented for $850 plus $75 for water, can be purchased individually or offered as bundle opportunity with 1224 N Michigan ST, 34 E Oakland, 1404 Greenwood Ave, 847 Clark St. All properties tenant occupied and managed by one property manager.

Key facts

• 3,202 sq ft lot
• Garage
• Built 1907

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.6% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D-, crime 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.
• Market conditions: Rents rising (+3.3%/yr); 111 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 16% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $49k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1907 — 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: 1.19% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $46,438
• List price: $72,000
• Delta: 55.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1752 Marne Ave	0.00mi	2/1.0	640 (0%)	1mo	$47,600	$74	99
1748 Georgia Ave	0.05mi	2/1.0	648 (+1%)	2mo	$68,500	$106	94
1735 Barrows St	0.50mi	2/1.0	664 (+4%)	7mo	$94,900	$143	65
1831 Talbot St	0.35mi	2/1.0	720 (+12%)	3mo	$52,000	$72	60
1740 Marlow Rd	0.20mi	2/1.0	726 (+13%)	11mo	$42,500	$59	59
1738 Berkshire Pl	0.57mi	2/1.0	624 (-2%)	12mo	$35,000	$56	59
2022 Berdan Ave	0.57mi	2/1.0	712 (+11%)	4mo	$45,198	$63	51
3821 Jackman Rd	0.51mi	2/1.0	736 (+15%)	2mo	$62,000	$84	50
1828 Brame Pl	0.68mi	2/1.0	716 (+12%)	5mo	$56,000	$78	45
1953 Barrows St	0.56mi	2/1.0	704 (+10%)	17mo	$70,000	$99	43
1936 Barrows St	0.57mi	2/1.0	732 (+14%)	24mo	$66,000	$90	30

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

Projected returns pro-forma

-3.0% appreciation · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $460
• Equity at exit: $10,735

10-year hold

• IRR: 10.5%
• Equity multiple: 1.83×
• Total profit: $16,782
• Equity at exit: $6,225

Cash invested: $20,160 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 111
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $859 high
• Mortgage (P&I): −$378
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $186

Break-even live

Break-even rent $623

Max offer price $72,000

Occupancy floor 73%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	0.19mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	23d	1	0.51mi
2716 Hoehler Dr Toledo, OH	1.0	1.0	720	$600	$0.83	43d	1	0.63mi
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	23d	1	0.65mi
3940 Jackman Rd Unit B Toledo, OH	1.0	1.0	600	$650	$1.08	43d	1	0.66mi
3160 Matson Apt 27 Toledo, OH	1.0	1.0	567	$725	$1.28	21d	1	0.68mi
3150 Matson Unit 17 Toledo, OH	1.0	1.0	567	$799	$1.41	21d	1	0.68mi
3433 Douglas Rd Unit 3 Toledo, OH	1.0	1.0	750	$755	$1.01	14d	1	0.93mi
3640 Douglas Rd Toledo, OH	1.0	1.0	720	$784	$1.09	43d	1	0.96mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	14d	1	1.10mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	1.17mi
2250 Torrey Hill Dr Unit 2254-5 Toledo, OH	1.0	1.0	563	$770	$1.37	43d	1	1.21mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	43d	1	1.24mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,196	$1.45	14d	71	1.42mi

Listing history 19 events

1. 2026-05-14
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Turn-key property currently rented for $850 plus $75 for water, can be purchased individually or offered as bundle opportunity with 1224 N Michigan ST, 34 E Oakland, 1404 Greenwood Ave, 847 Clark St. All properties tenant occupied and managed by one property manager.

2. 2026-02-20
   listed $72,000 Active 268-char remark

   Show marketing remark (268 chars)

   Turn-key property currently rented for $850 plus $75 for water, can be purchased individually or offered as bundle opportunity with 1224 N Michigan ST, 34 E Oakland, 1404 Greenwood Ave, 847 Clark St. All properties tenant occupied and managed by one property manager.

3. 2025-10-14
   price $48,900 597-char remark

   Show marketing remark (597 chars)

   This charming bungalow offers 2 bedrooms, 1 bath, and a finished basement, providing extra living space. The home features hardwood floors in the living and dining rooms, an enclosed porch, and vinyl siding for low maintenance. The 1.5-car garage adds convenience, while the unfinished attic offers ample storage potential. With vinyl windows, recent updates, and low taxes of just $459 every six months, this property is an affordable and versatile option for a variety of buyers. Move-in ready and set on a shared driveway, this home is ready to welcome its next owner. Schedule your tour today!

4. 2025-03-14
   historical $850
5. 2025-03-09
   price $850
6. 2025-03-05
   listed $925
7. 2024-12-30
   soldstatus $48,900
8. 2024-12-21
   status Pending 597-char remark

   Show marketing remark (597 chars)

   This charming bungalow offers 2 bedrooms, 1 bath, and a finished basement, providing extra living space. The home features hardwood floors in the living and dining rooms, an enclosed porch, and vinyl siding for low maintenance. The 1.5-car garage adds convenience, while the unfinished attic offers ample storage potential. With vinyl windows, recent updates, and low taxes of just $459 every six months, this property is an affordable and versatile option for a variety of buyers. Move-in ready and set on a shared driveway, this home is ready to welcome its next owner. Schedule your tour today!

9. 2024-12-20
   soldstatus $48,900 Closed 597-char remark

   Show marketing remark (597 chars)

   This charming bungalow offers 2 bedrooms, 1 bath, and a finished basement, providing extra living space. The home features hardwood floors in the living and dining rooms, an enclosed porch, and vinyl siding for low maintenance. The 1.5-car garage adds convenience, while the unfinished attic offers ample storage potential. With vinyl windows, recent updates, and low taxes of just $459 every six months, this property is an affordable and versatile option for a variety of buyers. Move-in ready and set on a shared driveway, this home is ready to welcome its next owner. Schedule your tour today!

10. 2024-12-15
    historical Contingent 597-char remark

    Show marketing remark (597 chars)

    This charming bungalow offers 2 bedrooms, 1 bath, and a finished basement, providing extra living space. The home features hardwood floors in the living and dining rooms, an enclosed porch, and vinyl siding for low maintenance. The 1.5-car garage adds convenience, while the unfinished attic offers ample storage potential. With vinyl windows, recent updates, and low taxes of just $459 every six months, this property is an affordable and versatile option for a variety of buyers. Move-in ready and set on a shared driveway, this home is ready to welcome its next owner. Schedule your tour today!

11. 2024-12-06
    listed $49,900 Active 597-char remark

    Show marketing remark (597 chars)

    This charming bungalow offers 2 bedrooms, 1 bath, and a finished basement, providing extra living space. The home features hardwood floors in the living and dining rooms, an enclosed porch, and vinyl siding for low maintenance. The 1.5-car garage adds convenience, while the unfinished attic offers ample storage potential. With vinyl windows, recent updates, and low taxes of just $459 every six months, this property is an affordable and versatile option for a variety of buyers. Move-in ready and set on a shared driveway, this home is ready to welcome its next owner. Schedule your tour today!

12. 2011-08-09
    soldstatus $38,000
13. 2011-08-09
    soldstatus $38,000
14. 2011-03-07
    historical
15. 2010-09-07
    listed $44,900
16. 2009-05-06
    historical
17. 2008-12-09
    listed $59,500
18. 2003-06-05
    soldstatus $63,000
19. 1996-10-21
    soldstatus $23,000

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $1,069 · $89/mo
• Expected delta: +$54/yr (+$5/mo · 5.4%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,303
• − Mortgage interest: −$4,033
• − Property taxes: −$1,014
• − Insurance: −$360
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$2,095
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $1,958/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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+213.0% since first listed

19 events — show timeline

• 2026-05-14 Pending — NORIS
• 2026-02-20 Listed $72,000 NORIS
• 2025-10-14 Price Changed $48,900 NORIS
• 2025-03-14 Rental Removed $850 BUILDIUM
• 2025-03-09 Price Changed $850 BUILDIUM
• 2025-03-05 Listed for Rent $925 BUILDIUM
• 2024-12-30 Sold (Public Records) $48,900 Public Records
• 2024-12-21 Pending — NORIS
• 2024-12-20 Sold (MLS) $48,900 NORIS
• 2024-12-15 Contingent — NORIS
• 2024-12-06 Listed $49,900 NORIS
• 2011-08-09 Sold (Public Records) $38,000 Public Records
• 2011-08-09 Sold (Public Records) $38,000 Public Records
• 2011-03-07 Listing Removed — NORIS
• 2010-09-07 Listed $44,900 NORIS
• 2009-05-06 Listing Removed — NORIS
• 2008-12-09 Listed $59,500 NORIS
• 2003-06-05 Sold (Public Records) $63,000 Public Records
• 1996-10-21 Sold (Public Records) $23,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,014 · +1.2% YoY. Source: county tax records.