522 Saint Louis St · Toledo, OH 43605

$72,000

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 262 Days on market

Built 1902 4,299 sqft lot $48/sqft · 40% above area Est $51k · 40% 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 +3.8/5.0
• 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

NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

Key facts

• 4,299 sq ft lot
• 2 garage spots
• Built 1902

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 fast (+5.4%/yr); 117 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $498 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 + 5.4% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1902 — 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: 1.55% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.4

CMA / ARV

• ARV (median comp): $51,381
• List price: $72,000
• Delta: 40.13%
• 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
503 Utah St	0.25mi	4/2.0 (+1)	1,440 (-4%)	5mo	$137,250	$95	69
427 Walden Ave	0.12mi	3/2.0	1,290 (-14%)	1mo	$51,000	$40	67
847 Mckinley Ave	0.42mi	3/1.0	1,412 (-6%)	7mo	$110,000	$78	66
29 Garfield Pl	0.17mi	4/2.0 (+1)	1,690 (+13%)	3mo	$67,900	$40	59
715 Raymer Blvd	0.71mi	3/2.0	1,481 (-1%)	3mo	$71,500	$48	59
728 Parker Ave	0.48mi	3/1.5	1,634 (+9%)	5mo	$84,900	$52	56
610 Parker Ave	0.41mi	3/1.0	1,716 (+15%)	2mo	$87,000	$51	55
245 Plymouth St	0.67mi	3/1.0	1,591 (+6%)	4mo	$50,600	$32	55
302 Parker Ave	0.51mi	3/1.0	1,330 (-11%)	7mo	$93,000	$70	52
937 Berry St	0.60mi	3/1.0	1,282 (-14%)	3mo	$63,000	$49	46
277 Parker Ave	0.56mi	4/1.0 (+1)	1,716 (+15%)	4mo	$63,500	$37	42
444 Raymer Blvd	0.65mi	2/1.5 (-1)	1,283 (-14%)	5mo	$90,000	$70	35

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: 16.9%
• Equity multiple: 1.70×
• Total profit: $14,139
• Equity at exit: $10,735

10-year hold

• IRR: 27.1%
• Equity multiple: 3.67×
• Total profit: $53,826
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$378
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $362

Break-even live

Break-even rent $655

Max offer price $72,000

Occupancy floor 62%

Sensitivity live

Price	-10% $403	-5% $382	+0% $362	+5% $342	+10% $321
Rent	-10% $274	-5% $318	+0% $362	+5% $406	+10% $450
Rate	-1.0pp $398	-0.5pp $380	base $362	+0.5pp $343	+1.0pp $324

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	24d	1	0.12mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.15mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.37mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	24d	1	0.37mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	0.39mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	0.40mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	0.44mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	0.44mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	14d	1	0.55mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.56mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	0.56mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.57mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	14d	1	0.65mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	0.65mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.70mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	0.72mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	0.73mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.74mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.77mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	0.81mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.82mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	24d	1	0.82mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	24d	1	0.89mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	0.94mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	24d	1	1.01mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	24d	1	1.06mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	14d	11	1.10mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	24d	1	1.14mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.20mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	24d	1	1.20mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	14d	2	1.20mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	1.24mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	44d	1	1.28mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	44d	1	1.28mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	1.28mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	1.29mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	1.40mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $72,000 Active 262 DOM
2. 2026-06-17
   days on market $72,000 Active 261 DOM
3. 2026-06-16
   days on market $72,000 Active 260 DOM
4. 2026-06-15
   days on market $72,000 Active 259 DOM
5. 2026-06-14
   days on market $72,000 Active 257 DOM
6. 2026-06-10
   days on market $72,000 Active 254 DOM
7. 2026-06-09
   days on market $72,000 Active 253 DOM
8. 2026-06-08
   days on market $72,000 Active 252 DOM
9. 2026-06-07
   days on market $72,000 Active 251 DOM
10. 2026-06-05
    days on market $72,000 Active 248 DOM
11. 2026-06-03
    days on market $72,000 Active 247 DOM
12. 2026-06-02
    days on market $72,000 Active 246 DOM
13. 2026-06-01
    days on market $72,000 Active 245 DOM
14. 2026-05-31
    days on market $72,000 Active 244 DOM
15. 2026-05-30
    days on market $72,000 Active 243 DOM
16. 2026-01-14
    price $79,500 738-char remark

    Show marketing remark (738 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

17. 2025-11-10
    price $83,710 738-char remark

    Show marketing remark (738 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

18. 2025-10-09
    price $56,500
19. 2025-10-09
    price $20,000
20. 2025-10-09
    price $25,100
21. 2025-09-25
    listed $87,500 Active 738-char remark

    Show marketing remark (738 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

22. 2023-07-31
    soldstatus $1,315,000
23. 2023-07-21
    soldstatus $46,964 Closed
24. 2023-03-17
    status Pending
25. 2023-03-17
    price $46,964
26. 2023-02-19
    listed $20,000 Active
27. 2007-03-30
    soldstatus $20,000
28. 2006-10-30
    listed $29,900
29. 2004-06-28
    soldstatus $56,500
30. 2004-06-24
    soldstatus $56,500
31. 2004-02-21
    listed $59,900
32. 2003-12-22
    soldstatus $25,100
33. 2003-10-03
    listed $29,900
34. 1989-02-28
    soldstatus $43,000
35. 1975-12-17
    soldstatus $24,000

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,357
• − Mortgage interest: −$4,033
• − Property taxes: −$1,316
• − Insurance: −$360
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,095
• Taxable income: $3,416
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $3,525/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

+231.2% since first listed

20 events — show timeline

• 2026-01-14 Price Changed $79,500 NORIS
• 2025-11-10 Price Changed $83,710 NORIS
• 2025-10-09 Price Changed $56,500 NORIS
• 2025-10-09 Price Changed $20,000 NORIS
• 2025-10-09 Price Changed $25,100 NORIS
• 2025-09-25 Listed $87,500 NORIS
• 2023-07-31 Sold (Public Records) $1,315,000 Public Records
• 2023-07-21 Sold (MLS) $46,964 NORIS
• 2023-03-17 Pending — NORIS
• 2023-03-17 Price Changed $46,964 NORIS
• 2023-02-19 Listed $20,000 NORIS
• 2007-03-30 Sold (MLS) $20,000 NORIS
• 2006-10-30 Listed $29,900 NORIS
• 2004-06-28 Sold (Public Records) $56,500 Public Records
• 2004-06-24 Sold (MLS) $56,500 NORIS
• 2004-02-21 Listed $59,900 NORIS
• 2003-12-22 Sold (MLS) $25,100 NORIS
• 2003-10-03 Listed $29,900 NORIS
• 1989-02-28 Sold (Public Records) $43,000 Public Records
• 1975-12-17 Sold (Public Records) $24,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,316 · -5.1% YoY. Source: county tax records.