426 E Broadway St · Toledo, OH 43605

$119,900

3 bd · 1.0 ba · 2,075 sqft · SingleFamily public records · 64 Days on market

Built 1905 3,574 sqft lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity In Toledo! This Property Offers Strong Potential For Investors. Featuring A Flexible Layout, Spacious Rooms, Updated Flooring In Select Areas, And Functional Kitchens. Situated On A Visible Corner Lot Near Local Businesses, Shopping, Dining, And Major Roadways, This Property Offers Convenience And Strong Rental Potential. With Some Finishing Touches, This Could Be A Great Addition To Any Investment Portfolio. Schedule Your Showing Today!

Key facts

• 3,574 sq ft lot
• Built 1905
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.2% below list).
• Recommended offer: $113k (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-, 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 fast (+5.4%/yr); 117 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 36% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1905 — 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: 0.97% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $69,207
• List price: $119,900
• Delta: 73.25%
• 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
51 Garfield Pl	0.21mi	4/1.0 (+1)	1,887 (-9%)	4mo	$13,000	$7	67
1315 Camden St	0.54mi	3/1.0	2,060 (-1%)	14mo	$137,500	$67	62
903 Mason St	0.03mi	4/2.0 (+1)	1,888 (-9%)	18mo	$95,800	$51	60
187 E Broadway St	0.45mi	4/2.0 (+1)	2,013 (-3%)	7mo	$136,000	$68	60
832 Main St	0.18mi	4/1.5 (+1)	1,893 (-9%)	17mo	$48,000	$25	56
522 Oswald St	0.24mi	4/1.0 (+1)	1,819 (-12%)	10mo	$28,500	$16	55
714 Oak St	0.60mi	4/2.0 (+1)	1,960 (-6%)	3mo	$40,000	$20	52
520 Spring Grove Ave	0.45mi	4/1.5 (+1)	1,851 (-11%)	4mo	$147,000	$79	51
281 Parker Ave	0.26mi	4/1.0 (+1)	1,812 (-13%)	16mo	$90,900	$50	48
124 E Broadway St	0.58mi	3/1.0	1,920 (-8%)	21mo	$80,000	$42	43
559 Yondota St	0.65mi	3/1.5	1,809 (-13%)	9mo	$118,500	$66	39
509 Utah St	0.59mi	4/1.0 (+1)	1,796 (-13%)	10mo	$90,000	$50	37

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,414
• Equity at exit: $17,877

10-year hold

• IRR: 7.8%
• Equity multiple: 1.65×
• Total profit: $21,785
• Equity at exit: $10,367

Cash invested: $33,572 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$629
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $176

Break-even live

Break-even rent $938

Max offer price $119,900

Occupancy floor 80%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.28mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.29mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	13d	1	0.33mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	13d	1	0.76mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	0.81mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	1.13mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	13d	11	1.24mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	1.38mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	13d	1	1.38mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	43d	1	1.43mi
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	43d	1	1.48mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.50mi

Listing history 36 events

1. 2026-06-18
   days on market $119,900 Active 64 DOM
2. 2026-06-17
   days on market $119,900 Active 63 DOM
3. 2026-06-16
   days on market $119,900 Active 62 DOM
4. 2026-06-15
   days on market $119,900 Active 61 DOM
5. 2026-06-14
   days on market $119,900 Active 59 DOM
6. 2026-06-10
   days on market $119,900 Active 56 DOM
7. 2026-06-09
   days on market $119,900 Active 55 DOM
8. 2026-06-08
   days on market $119,900 Active 54 DOM
9. 2026-06-07
   days on market $119,900 Active 53 DOM
10. 2026-06-05
    days on market $119,900 Active 50 DOM
11. 2026-06-03
    days on market $119,900 Active 49 DOM
12. 2026-06-02
    days on market $119,900 Active 48 DOM
13. 2026-06-01
    days on market $119,900 Active 47 DOM
14. 2026-05-31
    days on market $119,900 Active 46 DOM
15. 2026-05-30
    days on market $119,900 Active 45 DOM
16. 2026-05-06
    price $119,900 470-char remark

    Show marketing remark (470 chars)

    Great Investment Opportunity In Toledo! This Property Offers Strong Potential For Investors. Featuring A Flexible Layout, Spacious Rooms, Updated Flooring In Select Areas, And Functional Kitchens. Situated On A Visible Corner Lot Near Local Businesses, Shopping, Dining, And Major Roadways, This Property Offers Convenience And Strong Rental Potential. With Some Finishing Touches, This Could Be A Great Addition To Any Investment Portfolio. Schedule Your Showing Today!

17. 2026-04-15
    listed $129,900 Active 470-char remark

    Show marketing remark (470 chars)

    Great Investment Opportunity In Toledo! This Property Offers Strong Potential For Investors. Featuring A Flexible Layout, Spacious Rooms, Updated Flooring In Select Areas, And Functional Kitchens. Situated On A Visible Corner Lot Near Local Businesses, Shopping, Dining, And Major Roadways, This Property Offers Convenience And Strong Rental Potential. With Some Finishing Touches, This Could Be A Great Addition To Any Investment Portfolio. Schedule Your Showing Today!

18. 2025-10-14
    price $7,000 230-char remark

    Show marketing remark (230 chars)

    Needs some work, but has great potential. Units 1 and 2 are vacant, on a lockbox on front door. Need trash-out and minor repair/updating. Unit 3 is occupied, in the rear of the building. Seller anxious ... open to all offers.

19. 2025-02-19
    soldstatus $300,000
20. 2024-12-18
    status Pending
21. 2024-12-18
    listed $115,500 Active
22. 2024-12-18
    price $115,500
23. 2024-12-18
    soldstatus $115,500 Closed
24. 2018-03-23
    soldstatus $7,000 230-char remark

    Show marketing remark (230 chars)

    Needs some work, but has great potential. Units 1 and 2 are vacant, on a lockbox on front door. Need trash-out and minor repair/updating. Unit 3 is occupied, in the rear of the building. Seller anxious ... open to all offers.

25. 2018-01-20
    listed $14,900 230-char remark

    Show marketing remark (230 chars)

    Needs some work, but has great potential. Units 1 and 2 are vacant, on a lockbox on front door. Need trash-out and minor repair/updating. Unit 3 is occupied, in the rear of the building. Seller anxious ... open to all offers.

26. 2014-09-17
    soldstatus $5,500
27. 2014-09-16
    price $5,500
28. 2014-08-20
    listed $5,000
29. 2007-08-03
    soldstatus $23,500
30. 2006-12-12
    historical
31. 2006-01-10
    listed $25,000
32. 2004-07-30
    soldstatus $15,000
33. 2004-07-07
    historical
34. 2004-05-07
    historical
35. 2004-05-04
    listed $49,900
36. 2004-05-04
    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: $744 · $62/mo
• Projected year-2 tax: $1,307 · $109/mo
• Expected delta: +$563/yr (+$47/mo · 75.8%)

ⓘ 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 ≥100°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: $13,927
• − Mortgage interest: −$6,716
• − Property taxes: −$744
• − Insurance: −$600
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,488
• Taxable income: $151
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,077/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+140.3% since first listed

21 events — show timeline

• 2026-05-06 Price Changed $119,900 NORIS
• 2026-04-15 Listed $129,900 NORIS
• 2025-10-14 Price Changed $7,000 NORIS
• 2025-02-19 Sold (Public Records) $300,000 Public Records
• 2024-12-18 Pending — NORIS
• 2024-12-18 Sold (MLS) $115,500 NORIS
• 2024-12-18 Price Changed $115,500 NORIS
• 2024-12-18 Listed $115,500 NORIS
• 2018-03-23 Sold (MLS) $7,000 NORIS
• 2018-01-20 Listed $14,900 NORIS
• 2014-09-17 Sold (MLS) $5,500 NORIS
• 2014-09-16 Price Changed $5,500 NORIS
• 2014-08-20 Listed $5,000 NORIS
• 2007-08-03 Sold (Public Records) $23,500 Public Records
• 2006-12-12 Listing Removed — NORIS
• 2006-01-10 Listed $25,000 NORIS
• 2004-07-30 Sold (Public Records) $15,000 Public Records
• 2004-07-07 Listing Removed — NORIS
• 2004-05-07 Listing Removed — NORIS
• 2004-05-04 Listed $49,900 NORIS
• 2004-05-04 Listed $49,900 NORIS

Property tax history

+4.8%/yr

Latest (2025): $744 · +2.3% YoY. Source: county tax records.