1833 Wychwood St · Toledo, OH 43613

$127,000

3 bd · 1.0 ba · 871 sqft · SingleFamily public records · 32 Days on market

Built 1922 3,700 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 bedroom home with a full basement. Call today to see this great value. Extra's include central air, fenced yard, and a workshop that has electric, heat and water. Everyone entering the property must sign a RELEASE AND HOLD HARMLESS AGREEMENT before scheduling an appointment.

Key facts

• New water heater
• Cosmetic upgrades
• Updated kitchen

Tags

• BONUS DETACHED APARTMENT
• UPDATED KITCHEN
• NEW WATER HEATER
• UPDATED ELECTRICAL PANEL
• SOLID MECHANICALS
• COSMETIC UPGRADES

Property features AI

Exterior

• Parking: 2 parking spaces; Asphalt off-street parking
• Utilities: Electricity connected (220 volts, circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Single-family residence (house); One story
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as one-story structure
• Exterior features: Front porch; Covered porch; Chain link fencing; City street frontage

Interior

• Kitchen: Electric range
• Bedrooms: Main-level bedrooms: 3 secondary bedrooms (sizes approx. 12x10, 10x9, 9x9)
• Flooring: Luxury vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Full block basement
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $48 ($576/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 $109k (13.8% below list).
• Recommended offer: $109k (13.8% below list) — sets the bar for 1% rule.

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-, crime F, commute 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.
• Zoned schools: Mckinley Stemm Academy (math 2% / reading 12%, grade F, #1,527 of 1,584 statewide, top 98%, 279 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 111 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 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 32 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $55k; list at $127k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,499 (13.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $81,874
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1829 Talbot St	0.26mi	2/1.0 (-1)	864 (-1%)	2mo	$50,000	$58	80
1730 Balkan Pl	0.36mi	2/1.0 (-1)	872 (+0%)	3mo	$80,000	$92	76
1747 Duncan Rd	0.11mi	3/1.0	974 (+12%)	6mo	$80,000	$82	70
2003 Berdan Ave	0.42mi	2/1.0 (-1)	838 (-4%)	4mo	$58,500	$70	66
3715 Shelbourne Ave	0.50mi	2/1.0 (-1)	858 (-2%)	6mo	$130,000	$152	65
1734 Barrows St	0.46mi	2/1.0 (-1)	912 (+5%)	1mo	$90,000	$99	64
3628 Wallwerth Dr	0.37mi	2/1.0 (-1)	935 (+7%)	2mo	$123,000	$132	63
1804 Bigelow St	0.29mi	2/1.0 (-1)	787 (-10%)	7mo	$45,000	$57	59
1821 Stahlwood Ave	0.21mi	2/1.0 (-1)	992 (+14%)	5mo	$93,000	$94	58
3917 Almeda Dr	0.65mi	2/1.0 (-1)	839 (-4%)	2mo	$103,000	$123	57
2021 Barrows St	0.48mi	2/1.0 (-1)	792 (-9%)	2mo	$72,000	$91	56
3846 Burton Ave	0.65mi	2/1.0 (-1)	906 (+4%)	4mo	$99,900	$110	55

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-17,213
• Equity at exit: $18,936

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-9,770
• Equity at exit: $10,981

Cash invested: $35,560 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 111
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$666
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $48

Break-even live

Break-even rent $1,034

Max offer price $127,000

Occupancy floor 91%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	0.20mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	0.23mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	44d	1	0.24mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	0.27mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	23d	1	0.28mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	44d	1	0.29mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	44d	1	0.29mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	0.31mi
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	23d	1	0.54mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	44d	1	0.59mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	0.59mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	44d	1	0.61mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	44d	1	0.63mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	0.69mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	44d	1	0.83mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	44d	1	0.84mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	44d	1	0.86mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	23d	1	0.89mi
3022 Letchworth Pkwy Toledo, OH	2.0	1.0	800	$970	$1.21	44d	1	0.92mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.99mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	44d	1	1.02mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	44d	1	1.03mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	44d	1	1.09mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	44d	1	1.11mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	1.11mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	1.13mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	1.13mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	44d	1	1.19mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	14d	1	1.35mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,488	$1.80	14d	71	1.37mi
2956 Central Ave Toledo, OH	2.0	2.0	1018	$1,495	$1.47	23d	1	1.49mi
2956 Central Ave Toledo, OH	2.0	1.0	999	$1,445	$1.45	44d	1	1.49mi
4030 Elmhurst Rd Toledo, OH	2.0	1.0	800	$900	$1.12	23d	1	1.50mi
4030 Elmhurst Rd Apt 2 Toledo, OH	2.0	1.0	875	$900	$1.03	44d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $127,000 Active 32 DOM
2. 2026-06-17
   days on market $127,000 Active 31 DOM
3. 2026-06-16
   days on market $127,000 Active 30 DOM
4. 2026-06-15
   days on market $127,000 Active 29 DOM
5. 2026-06-14
   days on market $127,000 Active 27 DOM
6. 2026-06-10
   days on market $127,000 Active 24 DOM
7. 2026-06-09
   days on market $127,000 Active 23 DOM
8. 2026-06-08
   days on market $127,000 Active 22 DOM
9. 2026-06-07
   pricedays on market $127,000 Active 21 DOM
10. 2026-06-05
    days on market $130,000 Active 18 DOM
11. 2026-06-03
    days on market $130,000 Active 17 DOM
12. 2026-06-02
    days on market $130,000 Active 16 DOM
13. 2026-06-01
    days on market $130,000 Active 15 DOM
14. 2026-05-31
    days on market $130,000 Active 14 DOM
15. 2026-05-30
    days on market $130,000 Active 13 DOM
16. 2026-05-13
    listed $130,000 Active
17. 2026-03-05
    historical
18. 2026-02-17
    listed $130,000 Active
19. 2025-10-14
    price $55,000 282-char remark

    Show marketing remark (282 chars)

    Cozy 3 bedroom home with a full basement. Call today to see this great value. Extra's include central air, fenced yard, and a workshop that has electric, heat and water. Everyone entering the property must sign a RELEASE AND HOLD HARMLESS AGREEMENT before scheduling an appointment.

20. 2024-12-18
    soldstatus $55,000
21. 2024-12-06
    soldstatus $55,000 Closed 282-char remark

    Show marketing remark (282 chars)

    Cozy 3 bedroom home with a full basement. Call today to see this great value. Extra's include central air, fenced yard, and a workshop that has electric, heat and water. Everyone entering the property must sign a RELEASE AND HOLD HARMLESS AGREEMENT before scheduling an appointment.

22. 2024-11-18
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Cozy 3 bedroom home with a full basement. Call today to see this great value. Extra's include central air, fenced yard, and a workshop that has electric, heat and water. Everyone entering the property must sign a RELEASE AND HOLD HARMLESS AGREEMENT before scheduling an appointment.

23. 2024-09-24
    listed $65,000 Active 282-char remark

    Show marketing remark (282 chars)

    Cozy 3 bedroom home with a full basement. Call today to see this great value. Extra's include central air, fenced yard, and a workshop that has electric, heat and water. Everyone entering the property must sign a RELEASE AND HOLD HARMLESS AGREEMENT before scheduling an appointment.

24. 1990-06-06
    soldstatus $28,000
25. 1988-01-05
    soldstatus $17,375

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$402/yr (+$33/mo · 34.1%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,140
• − Mortgage interest: −$7,114
• − Property taxes: −$1,178
• − Insurance: −$635
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,695
• Taxable loss: −$1,584
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $956/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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+648.2% since first listed

10 events — show timeline

• 2026-05-13 Listed $130,000 NORIS
• 2026-03-05 Listing Removed — NORIS
• 2026-02-17 Listed $130,000 NORIS
• 2025-10-14 Price Changed $55,000 NORIS
• 2024-12-18 Sold (Public Records) $55,000 Public Records
• 2024-12-06 Sold (MLS) $55,000 NORIS
• 2024-11-18 Pending — NORIS
• 2024-09-24 Listed $65,000 NORIS
• 1990-06-06 Sold (Public Records) $28,000 Public Records
• 1988-01-05 Sold (Public Records) $17,375 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,178 · +2.8% YoY. Source: county tax records.