837 Orchard St · Toledo, OH 43609

$24,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 12 Days on market

Built 1917 3,600 sqft lot $20/sqft · 43% below area Est $43k · 43% under ↓ 17% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

Key facts

• Pantry
• Formal dining room
• Living room combo

Tags

• PARTIAL BASEMENT
• DIMENSIONAL ROOF
• FORMAL DINING ROOM
• LIVING ROOM COMBO
• FIREPLACE
• PANTRY

Property features AI

Exterior

• Parking: 2 parking spaces; Alley access and on-street parking
• Security: Other security features
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One story; No attached units; No common walls
• Construction: Wood siding; Block foundation; Block basement
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level (14 x 9)
• Bedrooms: Bedroom 2 on main level (13 x 9); Bedroom 3 on main level (13 x 7)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Pantry; Double-pane windows; Has basement (block foundation)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $25k).
• Cap rate 30.8% vs local median 7.6% in Toledo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Marshall Stemm Academy (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 374 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $359 of equity ($172 loan paydown + $187 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y 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 $19k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,900

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.58% ✓
• Cap rate: 30.77%
• Cash-on-cash: 87.42%
• DSCR: 4.89
• GRM: 2.3

CMA / ARV

• ARV (median comp): $43,438
• List price: $24,900
• Delta: -42.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
837 Orchard St	0.00mi	3/1.0	1,224 (0%)	1mo	$19,000	$16	100
1057 Harding Dr	0.35mi	3/2.0	1,184 (-3%)	4mo	$98,500	$83	71
518 South Ave	0.54mi	3/1.0	1,255 (+2%)	6mo	$64,000	$51	66
511 Congress St	0.32mi	3/1.0	1,109 (-9%)	6mo	$55,000	$50	64
1127 Harding Dr	0.42mi	3/1.0	1,104 (-10%)	4mo	$22,000	$20	61
717 Segur Ave	0.64mi	2/1.0 (-1)	1,188 (-3%)	2mo	$79,000	$66	58
445 Hiett Ave	0.66mi	3/1.0	1,144 (-6%)	3mo	$33,000	$29	56
559 Prouty Ave	0.42mi	3/1.0	1,407 (+15%)	6mo	$5,200	$4	50
1152 Colton St	0.55mi	3/1.0	1,046 (-14%)	1mo	$65,000	$62	49
837 Lorain St	0.48mi	3/2.0	1,380 (+13%)	8mo	$75,000	$54	46
435 Crittenden Ave	0.67mi	3/2.0	1,404 (+15%)	4mo	$75,000	$53	37
413 Walbridge Ave	0.68mi	3/2.0	1,384 (+13%)	7mo	$27,450	$20	37

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: 95.6%
• Equity multiple: 6.32×
• Total profit: $37,058
• Equity at exit: $8,177

10-year hold

• IRR: 97.5%
• Equity multiple: 15.17×
• Total profit: $98,828
• Equity at exit: $10,621

Cash invested: $6,972 (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: 2.3×

Monthly cashflow live

• Estimated rent: $893 high
• Mortgage (P&I): −$131
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $508

Break-even live

Break-even rent $250

Max offer price $24,900

Occupancy floor 38%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	0.07mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	0.11mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	43d	1	0.11mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	0.11mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	13d	1	0.69mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	13d	1	0.76mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	0.78mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	13d	1	0.80mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	43d	1	0.92mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	43d	1	0.96mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	0.99mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	13d	1	0.99mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	43d	1	1.04mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	1.25mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	13d	1	1.34mi

Listing history 18 events

1. 2026-05-18
   status Pending 322-char remark
2. 2026-05-06
   listed $24,900 Active 322-char remark
3. 2022-07-07
   soldstatus $20,101 Closed 234-char remark

   Show marketing remark (234 chars)

   GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

4. 2022-06-14
   status Pending 234-char remark

   Show marketing remark (234 chars)

   GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

5. 2022-06-14
   price $20,101 234-char remark

   Show marketing remark (234 chars)

   GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

6. 2022-06-13
   status Active 234-char remark

   Show marketing remark (234 chars)

   GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

7. 2022-06-09
   historical 234-char remark

   Show marketing remark (234 chars)

   GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

8. 2022-05-12
   price $19,900 234-char remark

   Show marketing remark (234 chars)

   GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

9. 2022-05-03
   status Active 234-char remark

   Show marketing remark (234 chars)

   GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

10. 2022-04-29
    status Pending 234-char remark

    Show marketing remark (234 chars)

    GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

11. 2022-03-11
    listed $21,900 Active 234-char remark

    Show marketing remark (234 chars)

    GREAT BUY FOR THIS 3 BEDROOM AND 1 BATHROOM HOME IN SOUTH TOLEDO. HOME FEATURES AN INVITING FRONT PORCH, DECORATIVE FIREPLACE IN LIVING ROOM, GALLEY KITCHEN AND UNFINISHED BASEMENT. HOME IS NEAR ALL SERVICES AND PUBLIC TRANSPORTATION.

12. 2020-03-03
    historical
13. 2019-12-05
    listed $12,960
14. 2017-06-10
    historical
15. 2017-01-10
    listed $14,900
16. 2016-11-17
    historical
17. 2016-05-17
    listed $20,000
18. 1997-07-30
    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: $675 · $56/mo
• Projected year-2 tax: $675 · $56/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: $10,711
• − Mortgage interest: −$1,395
• − Property taxes: −$675
• − Insurance: −$124
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$724
• Taxable income: $6,078
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $4,636/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

-17.4% since first listed

19 events — show timeline

• 2026-06-01 Sold (MLS) $19,000 NORIS
• 2026-05-18 Pending — NORIS
• 2026-05-06 Listed $24,900 NORIS
• 2022-07-07 Sold (MLS) $20,101 NORIS
• 2022-06-14 Pending — NORIS
• 2022-06-14 Price Changed $20,101 NORIS
• 2022-06-13 Relisted — NORIS
• 2022-06-09 Listing Removed — NORIS
• 2022-05-12 Price Changed $19,900 NORIS
• 2022-05-03 Relisted — NORIS
• 2022-04-29 Pending — NORIS
• 2022-03-11 Listed $21,900 NORIS
• 2020-03-03 Listing Removed — NORIS
• 2019-12-05 Listed $12,960 NORIS
• 2017-06-10 Listing Removed — NORIS
• 2017-01-10 Listed $14,900 NORIS
• 2016-11-17 Listing Removed — NORIS
• 2016-05-17 Listed $20,000 NORIS
• 1997-07-30 Sold (Public Records) $23,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $675 · -36.7% YoY. Source: county tax records.