346 E Weber St · Toledo, OH 43608

$5,888

3 bd · 1.0 ba · 1,343 sqft · SingleFamily public records · 321 Days on market

Built 1907 3,698 sqft lot $4/sqft · 88% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lucas County Land Bank home. 1.5 Story, 3 bedroom 1 full bath with basement. Breakfast nook, large closets. Dining room has built in. Land Bank owns the adjacent lot at 342 E Weber to the North and are in the process of combing these two parcels. Major Systems In Need of Repair/Replacement - Furnace, Water Heater, Plumbing, Electrical and Roof. A full renovation plan with proof of funds for entire project is needed with offer to purchase. Land Bank is taking offers from investors and owner occupied Buyers. Lot size is 60x123 per Lucas County Areis

Key facts

• 3,698 sq ft lot
• Built 1907
• Listed 321 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Recommended offer: $5k (12.0% below list) — sets the bar for market timing.
• Cap rate 171.3% 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 (+3.9%/yr); 58 active listings in the ZIP; 35 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 44% of the median local income ($29k/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 $41 of loan paydown is wiped out by about $177 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $14k (70%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $5,181 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 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 1907 — 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. 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?
8. 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.
9. 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.
10. 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: 18.33% ✓
• Cap rate: 171.28%
• Cash-on-cash: 589.23%
• DSCR: 27.22
• GRM: 0.5

CMA / ARV

• ARV (median comp): $50,788
• List price: $5,888
• Delta: -88.41%
• Verdict: UNDERPRICED
• 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	0.27mi	4/2.0 (+1)	1,360 (+1%)	1mo	$97,000	$71	76
532 Dexter St	0.39mi	3/1.5	1,307 (-3%)	2mo	$62,000	$47	74
307 Majestic Dr	0.41mi	3/2.0	1,309 (-2%)	3mo	$91,000	$70	70
18 W Oakland St	0.49mi	3/2.0	1,396 (+4%)	1mo	$114,000	$82	66
330 E Lake St	0.25mi	3/2.0	1,211 (-10%)	3mo	$72,000	$59	65
324 Moss St	0.51mi	3/1.0	1,440 (+7%)	3mo	$49,000	$34	62
3119 Mulberry St	0.32mi	3/1.0	1,513 (+13%)	3mo	$60,500	$40	61
232 E Oakland St	0.18mi	4/1.5 (+1)	1,541 (+15%)	3mo	$37,000	$24	57
312 W Oakland St	0.70mi	3/1.0	1,248 (-7%)	2mo	$17,851	$14	54
414 Palmer St	0.60mi	2/1.0 (-1)	1,239 (-8%)	3mo	$65,000	$52	52
916 Saint John Ave Ave	0.75mi	3/1.0	1,248 (-7%)	4mo	$39,800	$32	50
3103 Cottage Ave	0.65mi	3/1.0	1,194 (-11%)	4mo	$58,000	$49	48

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: —
• Equity multiple: 32.30×
• Total profit: $51,598
• Equity at exit: $878

10-year hold

• IRR: —
• Equity multiple: 71.04×
• Total profit: $115,467
• Equity at exit: $509

Cash invested: $1,649 (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: 0.5×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$31
• Tax from tax record: −$10 /mo · $118/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $810

Break-even live

Break-even rent $55

Max offer price $5,888

Occupancy floor 20%

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: $1,472
• Closing costs: $177
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	14d	1	0.23mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.24mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	21d	1	0.24mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	0.27mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	14d	1	0.28mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	0.34mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	23d	1	0.36mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	14d	1	0.38mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	0.39mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	14d	1	0.39mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	14d	1	0.51mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	0.53mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	23d	1	0.53mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	0.59mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	0.60mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	0.65mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	21d	1	0.72mi
3606 Doyle St Toledo, OH	3.0	2.0	1650	$1,100	$0.67	44d	1	0.85mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	0.94mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	23d	1	0.96mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	1.07mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	23d	1	1.08mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	1.08mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	1.16mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	44d	1	1.29mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.29mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	1.33mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	1.35mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.35mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	44d	1	1.42mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	23d	1	1.44mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.45mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	44d	1	1.49mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.49mi
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	44d	1	1.50mi

Listing history 32 events

1. 2026-06-18
   days on market $5,888 Active 321 DOM
2. 2026-06-17
   days on market $5,888 Active 320 DOM
3. 2026-06-16
   days on market $5,888 Active 319 DOM
4. 2026-06-15
   days on market $5,888 Active 318 DOM
5. 2026-06-14
   days on market $5,888 Active 316 DOM
6. 2026-06-10
   days on market $5,888 Active 313 DOM
7. 2026-06-09
   days on market $5,888 Active 312 DOM
8. 2026-06-08
   days on market $5,888 Active 311 DOM
9. 2026-06-07
   days on market $5,888 Active 310 DOM
10. 2026-06-05
    days on market $5,888 Active 307 DOM
11. 2026-06-03
    days on market $5,888 Active 306 DOM
12. 2026-06-02
    days on market $5,888 Active 305 DOM
13. 2026-06-01
    days on market $5,888 Active 304 DOM
14. 2026-05-31
    days on market $5,888 Active 303 DOM
15. 2026-05-30
    days on market $5,888 Active 302 DOM
16. 2026-01-10
    price $5,888 558-char remark

    Show marketing remark (558 chars)

    Lucas County Land Bank home. 1.5 Story, 3 bedroom 1 full bath with basement. Breakfast nook, large closets. Dining room has built in. Land Bank owns the adjacent lot at 342 E Weber to the North and are in the process of combing these two parcels. Major Systems In Need of Repair/Replacement - Furnace, Water Heater, Plumbing, Electrical and Roof. A full renovation plan with proof of funds for entire project is needed with offer to purchase. Land Bank is taking offers from investors and owner occupied Buyers. Lot size is 60x123 per Lucas County Areis

17. 2025-11-18
    price $7,888 558-char remark

    Show marketing remark (558 chars)

    Lucas County Land Bank home. 1.5 Story, 3 bedroom 1 full bath with basement. Breakfast nook, large closets. Dining room has built in. Land Bank owns the adjacent lot at 342 E Weber to the North and are in the process of combing these two parcels. Major Systems In Need of Repair/Replacement - Furnace, Water Heater, Plumbing, Electrical and Roof. A full renovation plan with proof of funds for entire project is needed with offer to purchase. Land Bank is taking offers from investors and owner occupied Buyers. Lot size is 60x123 per Lucas County Areis

18. 2025-10-22
    price $9,888 558-char remark

    Show marketing remark (558 chars)

    Lucas County Land Bank home. 1.5 Story, 3 bedroom 1 full bath with basement. Breakfast nook, large closets. Dining room has built in. Land Bank owns the adjacent lot at 342 E Weber to the North and are in the process of combing these two parcels. Major Systems In Need of Repair/Replacement - Furnace, Water Heater, Plumbing, Electrical and Roof. A full renovation plan with proof of funds for entire project is needed with offer to purchase. Land Bank is taking offers from investors and owner occupied Buyers. Lot size is 60x123 per Lucas County Areis

19. 2025-10-09
    price $21,600 211-char remark

    Show marketing remark (211 chars)

    Home to be sold "as is" to settle estate. No disclosures. Dining room with built-ins, hardwood floors, large closets, big rooms, full basement, lovely breakfast nook, 2 lots. Great home, lots of space!

20. 2025-08-27
    price $15,888 558-char remark

    Show marketing remark (558 chars)

    Lucas County Land Bank home. 1.5 Story, 3 bedroom 1 full bath with basement. Breakfast nook, large closets. Dining room has built in. Land Bank owns the adjacent lot at 342 E Weber to the North and are in the process of combing these two parcels. Major Systems In Need of Repair/Replacement - Furnace, Water Heater, Plumbing, Electrical and Roof. A full renovation plan with proof of funds for entire project is needed with offer to purchase. Land Bank is taking offers from investors and owner occupied Buyers. Lot size is 60x123 per Lucas County Areis

21. 2025-07-31
    listed $19,888 Active 558-char remark

    Show marketing remark (558 chars)

    Lucas County Land Bank home. 1.5 Story, 3 bedroom 1 full bath with basement. Breakfast nook, large closets. Dining room has built in. Land Bank owns the adjacent lot at 342 E Weber to the North and are in the process of combing these two parcels. Major Systems In Need of Repair/Replacement - Furnace, Water Heater, Plumbing, Electrical and Roof. A full renovation plan with proof of funds for entire project is needed with offer to purchase. Land Bank is taking offers from investors and owner occupied Buyers. Lot size is 60x123 per Lucas County Areis

22. 2008-08-25
    soldstatus $21,600
23. 2008-08-22
    soldstatus $21,600 211-char remark

    Show marketing remark (211 chars)

    Home to be sold "as is" to settle estate. No disclosures. Dining room with built-ins, hardwood floors, large closets, big rooms, full basement, lovely breakfast nook, 2 lots. Great home, lots of space!

24. 2008-04-28
    listed $34,900 211-char remark

    Show marketing remark (211 chars)

    Home to be sold "as is" to settle estate. No disclosures. Dining room with built-ins, hardwood floors, large closets, big rooms, full basement, lovely breakfast nook, 2 lots. Great home, lots of space!

25. 2008-03-20
    historical
26. 2007-11-26
    listed $34,900
27. 2007-10-17
    historical
28. 2007-04-17
    listed $44,900
29. 2006-09-07
    historical
30. 2005-10-20
    listed $44,900
31. 2005-10-07
    historical
32. 2005-07-06
    listed $59,900

ⓘ 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: $118 · $10/mo
• Projected year-2 tax: $118 · $10/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) · 20% 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: $12,952
• − Mortgage interest: −$330
• − Property taxes: −$118
• − Insurance: −$29
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$171
• Taxable income: $10,231
• Est. tax owed @ 24.0%: −$2,456
• After-tax cash flow: $7,259/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

-90.2% since first listed

17 events — show timeline

• 2026-01-10 Price Changed $5,888 NORIS
• 2025-11-18 Price Changed $7,888 NORIS
• 2025-10-22 Price Changed $9,888 NORIS
• 2025-10-09 Price Changed $21,600 NORIS
• 2025-08-27 Price Changed $15,888 NORIS
• 2025-07-31 Listed $19,888 NORIS
• 2008-08-25 Sold (Public Records) $21,600 Public Records
• 2008-08-22 Sold (MLS) $21,600 NORIS
• 2008-04-28 Listed $34,900 NORIS
• 2008-03-20 Listing Removed — NORIS
• 2007-11-26 Listed $34,900 NORIS
• 2007-10-17 Listing Removed — NORIS
• 2007-04-17 Listed $44,900 NORIS
• 2006-09-07 Listing Removed — NORIS
• 2005-10-20 Listed $44,900 NORIS
• 2005-10-07 Listing Removed — NORIS
• 2005-07-06 Listed $59,900 NORIS

Property tax history

-15.1%/yr

Latest (2025): $118 · -88.8% YoY. Source: county tax records.