245 E Hudson St · Toledo, OH 43608

$68,000

3 bd · 1.0 ba · 1,345 sqft · SingleFamily public records · 80 Days on market

Built 1912 3,920 sqft lot $51/sqft · 26% above area Est $54k · 26% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Investment Opportunity. House was remodeled within last 3 years- ( roof and windows) last renter paid $1100 a month. Bedrooms and living room and extra room carpeted. 3 bedroom upstairs with remodeled bathroom on upper level. Living room and dining room and additional room carpeted with easy to maintain carpeting. Home includes appliances - and a large basement - for storage. Beautiful front porch-

Key facts

• Remodeled bathroom
• Front porch
• Large basement

Tags

• REMODELED BATHROOM
• LARGE BASEMENT
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Rents rising (+3.9%/yr); 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,100/mo this rent would consume 45% of the median local household income ($29k/yr) (locally 911% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k 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 + 3.9% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1912 — 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: 1.62% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.60%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $54,138
• List price: $68,000
• Delta: 25.60%
• 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
255 E Pearl St	0.06mi	4/2.0 (+1)	1,360 (+1%)	1mo	$97,000	$71	86
307 Majestic Dr	0.26mi	3/2.0	1,309 (-3%)	3mo	$91,000	$70	77
18 W Oakland St	0.32mi	3/2.0	1,396 (+4%)	1mo	$114,000	$82	74
330 E Lake St	0.17mi	3/2.0	1,211 (-10%)	3mo	$72,000	$59	69
532 Dexter St	0.61mi	3/1.5	1,307 (-3%)	2mo	$62,000	$47	63
232 E Oakland St	0.09mi	4/1.5 (+1)	1,541 (+15%)	3mo	$37,000	$24	62
312 W Oakland St	0.53mi	3/1.0	1,248 (-7%)	2mo	$17,851	$14	61
2742 Chestnut St	0.66mi	3/1.0	1,312 (-2%)	5mo	$43,000	$33	61
324 Moss St	0.67mi	3/1.0	1,440 (+7%)	3mo	$49,000	$34	54
3103 Cottage Ave	0.56mi	3/1.0	1,194 (-11%)	4mo	$58,000	$49	52
3119 Mulberry St	0.54mi	3/1.0	1,513 (+12%)	3mo	$60,500	$40	52
436 Elder Dr	0.67mi	3/1.0	1,476 (+10%)	2mo	$26,667	$18	50

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.78×
• Total profit: $14,856
• Equity at exit: $10,139

10-year hold

• IRR: 28.0%
• Equity multiple: 3.58×
• Total profit: $49,187
• Equity at exit: $5,879

Cash invested: $19,040 (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 43608

• Home prices YoY: -21.3%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$357
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $390

Break-even live

Break-even rent $605

Max offer price $68,000

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	0.15mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	14d	1	0.31mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	23d	1	0.33mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	14d	1	0.35mi
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	14d	1	0.38mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	21d	1	0.40mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.40mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	0.45mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	0.49mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	14d	1	0.57mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	23d	1	0.57mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	14d	1	0.66mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	0.69mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	0.73mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	0.73mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	0.81mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	23d	1	0.84mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	0.87mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	0.88mi
3606 Doyle St Toledo, OH	3.0	2.0	1650	$1,100	$0.67	44d	1	0.95mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	21d	1	0.95mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	1.02mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	1.08mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	1.10mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	1.10mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	23d	1	1.11mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.20mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	44d	1	1.24mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	1.26mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	44d	1	1.27mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	44d	1	1.30mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	44d	1	1.37mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	44d	1	1.37mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	1.38mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.42mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	23d	1	1.46mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	14d	1	1.47mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	44d	1	1.47mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	44d	1	1.50mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	14d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $68,000 Active 80 DOM
2. 2026-06-17
   days on market $68,000 Active 79 DOM
3. 2026-06-16
   days on market $68,000 Active 78 DOM
4. 2026-06-15
   days on market $68,000 Active 77 DOM
5. 2026-06-14
   days on market $68,000 Active 75 DOM
6. 2026-06-10
   days on market $68,000 Active 72 DOM
7. 2026-06-09
   days on market $68,000 Active 71 DOM
8. 2026-06-08
   days on market $68,000 Active 70 DOM
9. 2026-06-07
   days on market $68,000 Active 69 DOM
10. 2026-06-05
    days on market $68,000 Active 66 DOM
11. 2026-06-03
    days on market $68,000 Active 65 DOM
12. 2026-06-02
    days on market $68,000 Active 64 DOM
13. 2026-06-01
    days on market $68,000 Active 63 DOM
14. 2026-05-31
    days on market $68,000 Active 62 DOM
15. 2026-05-30
    days on market $68,000 Active 61 DOM
16. 2026-03-30
    listed $68,000 Active 413-char remark

    Show marketing remark (413 chars)

    Wonderful Investment Opportunity. House was remodeled within last 3 years- ( roof and windows) last renter paid $1100 a month. Bedrooms and living room and extra room carpeted. 3 bedroom upstairs with remodeled bathroom on upper level. Living room and dining room and additional room carpeted with easy to maintain carpeting. Home includes appliances - and a large basement - for storage. Beautiful front porch-

17. 2025-10-09
    price $67,000 267-char remark

    Show marketing remark (267 chars)

    Clean and updated throughout. New roof and windows, fresh paint and new carpeting throughout. Living room, den, large dining room and kitchen on main level. 3 bedrooms and full bathroom on second level. 2-car detached garage. Basement recently painted. Move in ready!

18. 2024-06-11
    soldstatus $67,000
19. 2024-06-10
    soldstatus $67,000 Closed 267-char remark

    Show marketing remark (267 chars)

    Clean and updated throughout. New roof and windows, fresh paint and new carpeting throughout. Living room, den, large dining room and kitchen on main level. 3 bedrooms and full bathroom on second level. 2-car detached garage. Basement recently painted. Move in ready!

20. 2024-05-29
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Clean and updated throughout. New roof and windows, fresh paint and new carpeting throughout. Living room, den, large dining room and kitchen on main level. 3 bedrooms and full bathroom on second level. 2-car detached garage. Basement recently painted. Move in ready!

21. 2024-04-24
    historical Contingent 267-char remark

    Show marketing remark (267 chars)

    Clean and updated throughout. New roof and windows, fresh paint and new carpeting throughout. Living room, den, large dining room and kitchen on main level. 3 bedrooms and full bathroom on second level. 2-car detached garage. Basement recently painted. Move in ready!

22. 2024-04-12
    listed $69,900 Active 267-char remark

    Show marketing remark (267 chars)

    Clean and updated throughout. New roof and windows, fresh paint and new carpeting throughout. Living room, den, large dining room and kitchen on main level. 3 bedrooms and full bathroom on second level. 2-car detached garage. Basement recently painted. Move in ready!

23. 2011-06-30
    soldstatus $5,500
24. 2011-06-07
    price $5,500
25. 2011-04-20
    listed $800
26. 1993-09-17
    soldstatus $29,000

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,121 · $93/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: $13,195
• − Mortgage interest: −$3,809
• − Property taxes: −$1,121
• − Insurance: −$340
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,978
• Taxable income: $3,836
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $3,763/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): 13,593
• Household income: $29,275
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 911.0

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 0.60)
• Race & ethnicity: Black 57% White 25% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -37.73%
• Current HPI: 139.4964
• Rent YoY: ▲ 3.89%
• 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

+134.5% since first listed

11 events — show timeline

• 2026-03-30 Listed $68,000 NORIS
• 2025-10-09 Price Changed $67,000 NORIS
• 2024-06-11 Sold (Public Records) $67,000 Public Records
• 2024-06-10 Sold (MLS) $67,000 NORIS
• 2024-05-29 Pending — NORIS
• 2024-04-24 Contingent — NORIS
• 2024-04-12 Listed $69,900 NORIS
• 2011-06-30 Sold (MLS) $5,500 NORIS
• 2011-06-07 Price Changed $5,500 NORIS
• 2011-04-20 Listed $800 NORIS
• 1993-09-17 Sold (Public Records) $29,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,121 · +1.2% YoY. Source: county tax records.