554 Tecumseh St · Toledo, OH 43604

$44,900

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 35 Days on market

Built 1862 7,200 sqft lot $38/sqft · at area comps Est $43k · at est. ↓ 6% since listing

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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
• Appreciation +6.2/10.0
• ARV discount +5.8/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Charming home located at 554 Tecumseh in Toledo. Tucked on a quieter end of the block with only a few neighboring homes, this property offers a more private, low-traffic setting. Conveniently located near the highway for easy commuting, while still maintaining a neighborhood feel with a nearby community garden and community center. The home is in solid condition and largely move-in ready, needing only light cosmetic updates to reach its full potential. A great opportunity for both owner-occupants and investors looking for a property with minimal work and strong upside in a convenient location.

Key facts

• 7,200 sq ft lot
• Built 1862
• Listed 35 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One level; No shared/common walls; Residential property
• Construction: Shingle siding; Crawl space foundation; Built (year per public records)
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen approximately 11 x 10
• Bedrooms: Bedroom 1 approximately 13 x 15; Bedroom 2 approximately 11 x 11
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: No interior steps; 5 total rooms
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,213/mo this rent would consume 70% 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 $1k of equity ($310 loan paydown + $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1862 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1862 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.70% ✓
• Cap rate: 22.96%
• Cash-on-cash: 59.54%
• DSCR: 3.65
• GRM: 3.1

CMA / ARV

• ARV (median comp): $43,269
• List price: $44,900
• Delta: 3.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 Nebraska Ave	0.38mi	3/1.0	1,199 (+2%)	10mo	$35,000	$29	70
836 City Park Park	0.32mi	3/1.5	1,280 (+9%)	1mo	$124,000	$97	67
717 Segur Ave	0.56mi	2/1.0 (-1)	1,188 (+1%)	2mo	$79,000	$66	65
650 Curtis St	0.41mi	3/1.0	1,300 (+11%)	3mo	$39,000	$30	60
627 Curtis St	0.41mi	3/1.0	1,114 (-5%)	16mo	$52,000	$47	59
58 City Park	0.30mi	3/1.0	1,008 (-14%)	7mo	$45,000	$45	56
223 Linden Pl	0.63mi	3/1.0	1,242 (+6%)	12mo	$24,900	$20	51
1049 King St	0.70mi	2/1.0 (-1)	1,109 (-6%)	3mo	$29,000	$26	50
1054 Hamilton St	0.66mi	4/1.0 (+1)	1,274 (+8%)	12mo	$53,000	$42	41
566 Palmwood Ave	0.65mi	3/1.0	1,036 (-12%)	12mo	$55,000	$53	40
1024 Indiana Ave	0.73mi	3/1.0	1,263 (+8%)	18mo	$67,500	$53	38
710 Western Ave	0.69mi	2/1.0 (-1)	1,028 (-12%)	8mo	$72,500	$71	35

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: 63.8%
• Equity multiple: 4.47×
• Total profit: $43,648
• Equity at exit: $18,569

10-year hold

• IRR: 63.9%
• Equity multiple: 9.09×
• Total profit: $101,702
• Equity at exit: $27,417

Cash invested: $12,572 (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 43604

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$235
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $624

Break-even live

Break-even rent $423

Max offer price $44,900

Occupancy floor 44%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	0.82mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	0.96mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	0.97mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	14d	1	1.05mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	43d	1	1.06mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	1.07mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	1.07mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	1.07mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	43d	1	1.07mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	1.15mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	1.18mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	1.20mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	14d	11	1.24mi
409 W Bancroft St Toledo, OH	2.0	1.0	730	$880	$1.21	43d	1	1.31mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	23d	1	1.31mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	1.40mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	1.40mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	1.40mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	43d	1	1.40mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	43d	1	1.45mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	14d	1	1.45mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.49mi

Listing history 13 events

1. 2026-06-05
   days on market $44,900 Active 35 DOM
2. 2026-06-03
   days on market $44,900 Active 34 DOM
3. 2026-06-02
   days on market $44,900 Active 33 DOM
4. 2026-06-01
   days on market $44,900 Active 32 DOM
5. 2026-05-31
   days on market $44,900 Active 31 DOM
6. 2026-05-30
   days on market $44,900 Active 30 DOM
7. 2026-05-19
   price $44,900 600-char remark
8. 2026-04-30
   listed $54,900 Active 600-char remark
9. 2026-04-28
   historical $54,900 600-char remark
10. 2019-08-19
    historical
11. 2019-07-31
    listed $35,000
12. 2007-12-12
    historical
13. 2007-04-12
    listed $47,900

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,556
• − Mortgage interest: −$2,515
• − Property taxes: −$964
• − Insurance: −$224
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$1,306
• Taxable income: $7,217
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $5,753/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

-6.3% since first listed

8 events — show timeline

• 2026-06-05 Listing Removed — NORIS
• 2026-05-19 Price Changed $44,900 NORIS
• 2026-04-30 Listed $54,900 NORIS
• 2026-04-28 Coming Soon — NORIS
• 2019-08-19 Listing Removed — NORIS
• 2019-07-31 Listed $35,000 NORIS
• 2007-12-12 Listing Removed — NORIS
• 2007-04-12 Listed $47,900 NORIS

Property tax history

+2.9%/yr

Latest (2025): $964 · +18.1% YoY. Source: county tax records.