737 Tecumseh St · Toledo, OH 43604

$84,900

4 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 76 Days on market

Built 2002 4,400 sqft lot $54/sqft · 75% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Well-maintained single-family home built in 2002 with key updates throughout. Major mechanicals including the AC, furnace, and water heater are approximately two years old. The kitchen features newer appliances, including refrigerator, dishwasher, and stove. The primary bedroom is conveniently located on the first floor and includes a private en-suite bathroom. Additional living space offers a functional and practical layout. Exterior features include a fully fenced backyard, providing privacy and outdoor enjoyment. The property is currently tenant occupied, generating $1,200 per month in rental income. A solid opportunity for investors or future owner-occupants seeking a home with updates already in place. No showing without an accept offer.

Key facts

• 4,400 sq ft lot
• Garage
• Built 2002

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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-, 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: 16 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,383/mo this rent would consume 80% of the median local household income ($21k/yr) (locally 693% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $2k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.63% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.60%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (median comp): $48,503
• List price: $84,900
• Delta: 75.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 City Park Park	0.52mi	4/2.0	1,531 (-4%)	6mo	$4,500	$3	64
820 N Miller St	0.35mi	4/1.5	1,428 (-10%)	3mo	$50,000	$35	62
619 Pinewood Ave	0.48mi	4/1.5	1,444 (-9%)	6mo	$65,000	$45	55
670 Indiana Ave	0.44mi	3/2.0 (-1)	1,668 (+5%)	16mo	$82,000	$49	53
1245 Hamilton St	0.66mi	4/1.5	1,663 (+5%)	12mo	$68,000	$41	49
245 Langdon St	0.65mi	3/1.0 (-1)	1,538 (-3%)	9mo	$23,500	$15	48
210 Charles St	0.52mi	3/1.0 (-1)	1,712 (+8%)	7mo	$47,500	$28	48
1117 Woodland Ave	0.70mi	3/1.5 (-1)	1,602 (+1%)	16mo	$87,900	$55	45
391 Woodland Ave	0.71mi	3/1.5 (-1)	1,509 (-5%)	14mo	$91,350	$61	41
247 Field Ave	0.73mi	4/1.0	1,712 (+8%)	11mo	$70,400	$41	39
656 Palmwood Ave	0.67mi	3/1.0 (-1)	1,460 (-8%)	16mo	$23,500	$16	32
1011 Woodland Ave	0.61mi	3/2.0 (-1)	1,351 (-15%)	14mo	$69,653	$52	30

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

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.72×
• Total profit: $40,915
• Equity at exit: $35,112

10-year hold

• IRR: 32.4%
• Equity multiple: 5.30×
• Total profit: $102,325
• Equity at exit: $51,842

Cash invested: $23,772 (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 43604

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$445
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $527

Break-even live

Break-even rent $716

Max offer price $84,900

Occupancy floor 57%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	13d	1	0.71mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	43d	1	0.86mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	0.87mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	0.96mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	13d	1	1.14mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	1.19mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	13d	1	1.25mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	43d	1	1.33mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	13d	1	1.34mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	43d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $84,900 Active 76 DOM
2. 2026-06-17
   days on market $84,900 Active 75 DOM
3. 2026-06-16
   days on market $84,900 Active 74 DOM
4. 2026-06-15
   days on market $84,900 Active 73 DOM
5. 2026-06-14
   days on market $84,900 Active 71 DOM
6. 2026-06-10
   days on market $84,900 Active 68 DOM
7. 2026-06-09
   days on market $84,900 Active 67 DOM
8. 2026-06-08
   days on market $84,900 Active 66 DOM
9. 2026-06-07
   days on market $84,900 Active 65 DOM
10. 2026-06-05
    days on market $84,900 Active 62 DOM
11. 2026-06-03
    days on market $84,900 Active 61 DOM
12. 2026-06-02
    days on market $84,900 Active 60 DOM
13. 2026-06-01
    days on market $84,900 Active 59 DOM
14. 2026-05-31
    days on market $84,900 Active 58 DOM
15. 2026-05-30
    days on market $84,900 Active 57 DOM
16. 2026-05-15
    status Active 753-char remark

    Show marketing remark (753 chars)

    Well-maintained single-family home built in 2002 with key updates throughout. Major mechanicals including the AC, furnace, and water heater are approximately two years old. The kitchen features newer appliances, including refrigerator, dishwasher, and stove. The primary bedroom is conveniently located on the first floor and includes a private en-suite bathroom. Additional living space offers a functional and practical layout. Exterior features include a fully fenced backyard, providing privacy and outdoor enjoyment. The property is currently tenant occupied, generating $1,200 per month in rental income. A solid opportunity for investors or future owner-occupants seeking a home with updates already in place. No showing without an accept offer.

17. 2026-04-23
    historical Contingent 753-char remark

    Show marketing remark (753 chars)

    Well-maintained single-family home built in 2002 with key updates throughout. Major mechanicals including the AC, furnace, and water heater are approximately two years old. The kitchen features newer appliances, including refrigerator, dishwasher, and stove. The primary bedroom is conveniently located on the first floor and includes a private en-suite bathroom. Additional living space offers a functional and practical layout. Exterior features include a fully fenced backyard, providing privacy and outdoor enjoyment. The property is currently tenant occupied, generating $1,200 per month in rental income. A solid opportunity for investors or future owner-occupants seeking a home with updates already in place. No showing without an accept offer.

18. 2026-04-03
    listed $84,900 Active 753-char remark

    Show marketing remark (753 chars)

    Well-maintained single-family home built in 2002 with key updates throughout. Major mechanicals including the AC, furnace, and water heater are approximately two years old. The kitchen features newer appliances, including refrigerator, dishwasher, and stove. The primary bedroom is conveniently located on the first floor and includes a private en-suite bathroom. Additional living space offers a functional and practical layout. Exterior features include a fully fenced backyard, providing privacy and outdoor enjoyment. The property is currently tenant occupied, generating $1,200 per month in rental income. A solid opportunity for investors or future owner-occupants seeking a home with updates already in place. No showing without an accept offer.

19. 2026-03-26
    historical $84,900 753-char remark

    Show marketing remark (753 chars)

    Well-maintained single-family home built in 2002 with key updates throughout. Major mechanicals including the AC, furnace, and water heater are approximately two years old. The kitchen features newer appliances, including refrigerator, dishwasher, and stove. The primary bedroom is conveniently located on the first floor and includes a private en-suite bathroom. Additional living space offers a functional and practical layout. Exterior features include a fully fenced backyard, providing privacy and outdoor enjoyment. The property is currently tenant occupied, generating $1,200 per month in rental income. A solid opportunity for investors or future owner-occupants seeking a home with updates already in place. No showing without an accept offer.

20. 2025-10-14
    price $70,000 66-char remark

    Show marketing remark (66 chars)

    Great investment property. Freshly remodeled. New furnace and A/C.

21. 2023-09-30
    historical $1,200
22. 2023-09-19
    listed $1,200
23. 2023-08-05
    historical $1,200
24. 2023-08-02
    listed $1,200
25. 2023-07-20
    status Pending 66-char remark

    Show marketing remark (66 chars)

    Great investment property. Freshly remodeled. New furnace and A/C.

26. 2023-07-19
    soldstatus $70,000 Closed 66-char remark

    Show marketing remark (66 chars)

    Great investment property. Freshly remodeled. New furnace and A/C.

27. 2023-04-26
    listed Contingent 66-char remark

    Show marketing remark (66 chars)

    Great investment property. Freshly remodeled. New furnace and A/C.

28. 2023-04-25
    listed $80,000 66-char remark

    Show marketing remark (66 chars)

    Great investment property. Freshly remodeled. New furnace and A/C.

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,173 · $98/mo
• Expected delta: +$151/yr (+$13/mo · 14.8%)

ⓘ 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: $16,598
• − Mortgage interest: −$4,756
• − Property taxes: −$1,022
• − Insurance: −$424
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,470
• Taxable income: $5,270
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $5,058/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): 9,594
• Household income: $20,734
• Rent vs Own: 80.5% rent · 19.5% own
• Severe rent burden: 693.0

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 0.61)
• Race & ethnicity: Black 51% White 34% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea, China
• 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: ▲ 2.35%
• Current HPI: 111.6154
• Rent YoY: —
• 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

+6.1% since first listed

13 events — show timeline

• 2026-05-15 Relisted — NORIS
• 2026-04-23 Contingent — NORIS
• 2026-04-03 Listed $84,900 NORIS
• 2026-03-26 Coming Soon $84,900 NORIS
• 2025-10-14 Price Changed $70,000 NORIS
• 2023-09-30 Rental Removed $1,200 BUILDIUM
• 2023-09-19 Listed for Rent $1,200 BUILDIUM
• 2023-08-05 Rental Removed $1,200 BUILDIUM
• 2023-08-02 Listed for Rent $1,200 BUILDIUM
• 2023-07-20 Pending — NORIS
• 2023-07-19 Sold (MLS) $70,000 NORIS
• 2023-04-26 Listed — NORIS
• 2023-04-25 Listed $80,000 NORIS

Property tax history

+11.1%/yr

Latest (2025): $1,022 · +3.0% YoY. Source: county tax records.