164 Corinth St · Toledo, OH 43609

$69,900

3 bd · 1.0 ba · 946 sqft · SingleFamily public records · 27 Days on market

Built 1916 3,800 sqft lot Est $73k · at est.

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +9.3/15.0
• 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

Located on a dead-end street in South Toledo, this is a great addition to an investment portfolio. Tenant has voucher for $1146/mo and the tenant pays electric, gas, water/sewer and is responsible for lawn care. House has replacement windows throughout, a wonderful front porch and a private backyard. Showings available after an accepted offer. Potential of over 18% ROI!!!

Key facts

• Large living room
• Deep backyard
• Hardwood floors

Tags

• LARGE LIVING ROOM
• SEPARATE FORMAL DINING ROOM
• HARDWOOD FLOORS
• DEEP BACKYARD

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Sanitary sewer
• Home design: Single-family house; Two stories
• Construction: Wood siding; Block foundation; Asphalt shingle roof
• Exterior features: Private yard; Front porch; Located on a cul-de-sac; Asphalt road frontage (no throughway)

Interior

• Kitchen: Electric range connection; Water heater included
• Bedrooms: Three upstairs bedrooms (each with ceiling fan)
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas, gravity system); Heating present
• Interior features: Ceiling fans throughout; Window screens; Door screens; Full basement
• Laundry & utility: Washer/dryer hookups in basement (electric and gas dryer hookups)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: Walbridge Elementary School (math 8% / reading 22%, grade F, #1,382 of 1,584 statewide, top 88%, 280 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; 15 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 ($483 loan paydown + $524 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $72,842
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 Colburn St	0.44mi	3/1.0	962 (+2%)	10mo	$22,500	$23	68
1152 Colton St	0.35mi	3/1.0	1,046 (+11%)	1mo	$65,000	$62	65
1402 Prouty Ave	0.49mi	3/1.0	1,030 (+9%)	1mo	$50,000	$49	61
109 Wellington St	0.45mi	2/1.0 (-1)	859 (-9%)	3mo	$4,500	$5	56
502 Brighton Ave	0.60mi	2/1.0 (-1)	884 (-7%)	1mo	$123,900	$140	56
624 Carlton St	0.61mi	3/2.0	1,013 (+7%)	2mo	$134,888	$133	54
678 Lorain St	0.66mi	3/1.0	1,006 (+6%)	7mo	$26,000	$26	53
1461 Ingomar Ave	0.60mi	3/2.0	1,008 (+7%)	7mo	$79,900	$79	52
648 Carlton St	0.65mi	2/1.0 (-1)	880 (-7%)	2mo	$86,000	$98	51
516 Lodge Ave	0.57mi	2/1.0 (-1)	873 (-8%)	11mo	$82,000	$94	47
219 Storrs	0.73mi	3/1.0	1,056 (+12%)	2mo	$81,800	$77	45
913 Prouty Ave	0.73mi	4/1.0 (+1)	1,061 (+12%)	11mo	$65,900	$62	32

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: 28.0%
• Equity multiple: 2.48×
• Total profit: $28,946
• Equity at exit: $22,956

10-year hold

• IRR: 33.5%
• Equity multiple: 5.65×
• Total profit: $90,945
• Equity at exit: $29,816

Cash invested: $19,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$367
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $365

Break-even live

Break-even rent $571

Max offer price $69,900

Occupancy floor 60%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	0.17mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	13d	1	0.43mi
1037 Orchard St Toledo, OH	2.0	1.0	696	$820	$1.18	21d	1	0.67mi
223 Charles St Toledo, OH	2.0	1.0	612	$875	$1.43	43d	1	0.67mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	0.68mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	0.83mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.91mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	0.94mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	13d	1	1.07mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	43d	1	1.13mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	1.23mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	1.36mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.37mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	13d	1	1.42mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $69,900 Active 27 DOM
2. 2026-06-17
   days on market $69,900 Active 26 DOM
3. 2026-06-16
   days on market $69,900 Active 25 DOM
4. 2026-06-15
   days on market $69,900 Active 24 DOM
5. 2026-06-14
   days on market $69,900 Active 22 DOM
6. 2026-06-10
   days on market $69,900 Active 19 DOM
7. 2026-06-09
   days on market $69,900 Active 18 DOM
8. 2026-06-08
   days on market $69,900 Active 17 DOM
9. 2026-06-07
   days on market $69,900 Active 16 DOM
10. 2026-06-05
    days on market $69,900 Active 13 DOM
11. 2026-06-03
    days on market $69,900 Active 12 DOM
12. 2026-06-02
    days on market $69,900 Active 11 DOM
13. 2026-06-01
    days on market $69,900 Active 10 DOM
14. 2026-05-31
    days on market $69,900 Active 9 DOM
15. 2026-05-30
    days on market $69,900 Active 8 DOM
16. 2026-05-22
    listed $69,900 Active
17. 2025-09-11
    soldstatus $65,000 Closed 375-char remark

    Show marketing remark (375 chars)

    Located on a dead-end street in South Toledo, this is a great addition to an investment portfolio. Tenant has voucher for $1146/mo and the tenant pays electric, gas, water/sewer and is responsible for lawn care. House has replacement windows throughout, a wonderful front porch and a private backyard. Showings available after an accepted offer. Potential of over 18% ROI!!!

18. 2025-09-05
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Located on a dead-end street in South Toledo, this is a great addition to an investment portfolio. Tenant has voucher for $1146/mo and the tenant pays electric, gas, water/sewer and is responsible for lawn care. House has replacement windows throughout, a wonderful front porch and a private backyard. Showings available after an accepted offer. Potential of over 18% ROI!!!

19. 2025-09-05
    price $65,000 375-char remark

    Show marketing remark (375 chars)

    Located on a dead-end street in South Toledo, this is a great addition to an investment portfolio. Tenant has voucher for $1146/mo and the tenant pays electric, gas, water/sewer and is responsible for lawn care. House has replacement windows throughout, a wonderful front porch and a private backyard. Showings available after an accepted offer. Potential of over 18% ROI!!!

20. 2025-07-09
    historical Contingent 375-char remark

    Show marketing remark (375 chars)

    Located on a dead-end street in South Toledo, this is a great addition to an investment portfolio. Tenant has voucher for $1146/mo and the tenant pays electric, gas, water/sewer and is responsible for lawn care. House has replacement windows throughout, a wonderful front porch and a private backyard. Showings available after an accepted offer. Potential of over 18% ROI!!!

21. 2025-07-03
    listed $60,000 Active 375-char remark

    Show marketing remark (375 chars)

    Located on a dead-end street in South Toledo, this is a great addition to an investment portfolio. Tenant has voucher for $1146/mo and the tenant pays electric, gas, water/sewer and is responsible for lawn care. House has replacement windows throughout, a wonderful front porch and a private backyard. Showings available after an accepted offer. Potential of over 18% ROI!!!

22. 2013-11-06
    historical
23. 2013-08-28
    listed $19,900
24. 2006-08-30
    historical
25. 2006-04-18
    listed $49,900

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $878 · $73/mo
• Expected delta: +$213/yr (+$18/mo · 32.0%)

ⓘ 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: $12,400
• − Mortgage interest: −$3,915
• − Property taxes: −$665
• − Insurance: −$350
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,033
• Taxable income: $3,453
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $3,554/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

+40.1% since first listed

10 events — show timeline

• 2026-05-22 Listed $69,900 NORIS
• 2025-09-11 Sold (MLS) $65,000 NORIS
• 2025-09-05 Pending — NORIS
• 2025-09-05 Price Changed $65,000 NORIS
• 2025-07-09 Contingent — NORIS
• 2025-07-03 Listed $60,000 NORIS
• 2013-11-06 Listing Removed — NORIS
• 2013-08-28 Listed $19,900 NORIS
• 2006-08-30 Listing Removed — NORIS
• 2006-04-18 Listed $49,900 NORIS

Property tax history

+3.0%/yr

Latest (2025): $665 · +2.4% YoY. Source: county tax records.