526 Cincinnati St · Toledo, OH 43611

$120,000

5 bd · 2.5 ba · 3,413 sqft · SingleFamily public records · 149 Days on market

Built 1872 8,640 sqft lot $35/sqft · 111% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This expansive 3,413 sq ft property offers a truly unique opportunity, created from two homes combined into one impressive residence. Featuring two garages, an abundance of rooms, and flexible living spaces, the layout provides endless potential for customization and expansion. Additional areas offer the possibility to finish and add even more rooms, ideal for multi-generational living, home offices, or creative use. Property is being sold as-is and is perfect for buyers looking to renovate and add value. A rare find with size, versatility, and incredible potential.

Key facts

• Two garages
• Rare find
• Home offices

Tags

• TWO GARAGES
• FLEXIBLE LIVING SPACES
• MULTI-GENERATIONAL LIVING
• HOME OFFICES
• RARE FIND

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 64 active listings in the ZIP; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $14k; list at $120k implies a 757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1872 — 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: 1.44% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $56,756
• List price: $120,000
• Delta: 111.43%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $13,711
• Equity at exit: $17,892

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $54,732
• Equity at exit: $10,375

Cash invested: $33,600 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 64
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $520

Break-even live

Break-even rent $1,069

Max offer price $120,000

Occupancy floor 65%

Sensitivity live

Price	-10% $588	-5% $554	+0% $520	+5% $486	+10% $452
Rent	-10% $384	-5% $452	+0% $520	+5% $588	+10% $656
Rate	-1.0pp $580	-0.5pp $551	base $520	+0.5pp $489	+1.0pp $457

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 149 DOM
2. 2026-06-17
   days on market $120,000 Active 148 DOM
3. 2026-06-16
   days on market $120,000 Active 147 DOM
4. 2026-06-15
   days on market $120,000 Active 146 DOM
5. 2026-06-14
   days on market $120,000 Active 144 DOM
6. 2026-06-10
   days on market $120,000 Active 141 DOM
7. 2026-06-09
   days on market $120,000 Active 140 DOM
8. 2026-06-08
   days on market $120,000 Active 139 DOM
9. 2026-06-07
   days on market $120,000 Active 138 DOM
10. 2026-06-05
    days on market $120,000 Active 135 DOM
11. 2026-06-03
    days on market $120,000 Active 134 DOM
12. 2026-06-02
    days on market $120,000 Active 133 DOM
13. 2026-06-01
    days on market $120,000 Active 132 DOM
14. 2026-05-31
    days on market $120,000 Active 131 DOM
15. 2026-05-30
    days on market $120,000 Active 130 DOM
16. 2026-01-20
    listed $120,000 Active 572-char remark

    Show marketing remark (572 chars)

    This expansive 3,413 sq ft property offers a truly unique opportunity, created from two homes combined into one impressive residence. Featuring two garages, an abundance of rooms, and flexible living spaces, the layout provides endless potential for customization and expansion. Additional areas offer the possibility to finish and add even more rooms, ideal for multi-generational living, home offices, or creative use. Property is being sold as-is and is perfect for buyers looking to renovate and add value. A rare find with size, versatility, and incredible potential.

17. 2025-10-14
    price $16,500 242-char remark

    Show marketing remark (242 chars)

    HOME SOLD "AS IS". NO DISCLOSURES. BUYER MUST BE PREAPPROVED OR VERIFYFUNDS IF CASH. SUBMIT OFFERS VIA FAX, DO NOT DELIVER INITIALLY. ADDENDUMTO FOLLOW. HUGE HOME. 2 DETACHED GARAGE (4 CAR CAPACITY).UPDATED MECHANICALS. NEEDS REHAB.

18. 2025-10-14
    price $14,000

    Show marketing remark (242 chars)

    HOME SOLD "AS IS". NO DISCLOSURES. BUYER MUST BE PREAPPROVED OR VERIFYFUNDS IF CASH. SUBMIT OFFERS VIA FAX, DO NOT DELIVER INITIALLY. ADDENDUMTO FOLLOW. HUGE HOME. 2 DETACHED GARAGE (4 CAR CAPACITY).UPDATED MECHANICALS. NEEDS REHAB.

19. 2019-10-04
    soldstatus $14,000
20. 2019-07-24
    listed $14,900
21. 2004-05-29
    listed $18,900 242-char remark

    Show marketing remark (242 chars)

    HOME SOLD "AS IS". NO DISCLOSURES. BUYER MUST BE PREAPPROVED OR VERIFYFUNDS IF CASH. SUBMIT OFFERS VIA FAX, DO NOT DELIVER INITIALLY. ADDENDUMTO FOLLOW. HUGE HOME. 2 DETACHED GARAGE (4 CAR CAPACITY).UPDATED MECHANICALS. NEEDS REHAB.

22. 1992-05-29
    soldstatus $23,080
23. 1988-01-15
    soldstatus $23,080

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $1,984 · $165/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 ≥100°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: $20,728
• − Mortgage interest: −$6,722
• − Property taxes: −$1,984
• − Insurance: −$600
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$3,491
• Taxable income: $4,615
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $5,133/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -79.15%
• Current HPI: 245.2841
• 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

+419.9% since first listed

8 events — show timeline

• 2026-01-20 Listed $120,000 NORIS
• 2025-10-14 Price Changed $16,500 NORIS
• 2025-10-14 Price Changed $14,000 NORIS
• 2019-10-04 Sold (MLS) $14,000 NORIS
• 2019-07-24 Listed $14,900 NORIS
• 2004-05-29 Listed $18,900 NORIS
• 1992-05-29 Sold (Public Records) $23,080 Public Records
• 1988-01-15 Sold (Public Records) $23,080 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,984 · +0.0% YoY. Source: county tax records.