1722 Brame Pl · Toledo, OH 43613

$139,000

4 bd · 2.0 ba · 1,482 sqft · MultiFamily public records · 56 Days on market

Built 1922 3,200 sqft lot Est $93k · 49% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to the heart of West Toledo, exceptional investment property boasts stability & potential. Well-maintained duplex, 2 long-term, reliable tenants, immediate income for savvy investors seeking hassle-free addition to their portfolio. Brand new roof & Gutters (Inst. Nov. 2023 w transferable warranty), Updated units & flooring. Stable rental history, recent upgrades. Duplex offers consistent income potential in a thriving rental market. Don't miss out, turnkey investment opportunity! Take the next step toward securing a reliable income stream in the flourishing Toledo real estate market.

Key facts

• 3,200 sq ft lot
• Parking
• Built 1922

Property features AI

Finance

• Financial info: Multi-family: 1 building with 2 total units (both currently vacant); Tenants responsible for cable, electricity, gas, internet, and pest control; Owner responsible for exterior maintenance, HVAC maintenance, roof maintenance, insurance, and taxes

Exterior

• Parking: Shared driveway (1 parking space)
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available and connected; Natural gas connected; Public water (connected); Public sewer (connected); WiFi available
• Home design: Duplex (residential income property); Two stories; Entry level not specified; Living area recorded by appraiser
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built in (year not provided)
• Exterior features: Enclosed porch; Front porch; Level lot; City street frontage; Concrete road surface

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two-story layout (property has two levels)
• Flooring: Carpet; Vinyl
• Heating & cooling: Natural gas heating
• Interior features: Eat-in kitchen; Built-in features; Storage; Window treatments and screens; Full, partial, unfinished basement; Smoke detectors
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $139k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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-, 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: Deveaux Elementary School (math 13% / reading 16%, grade F, #1,400 of 1,584 statewide, top 90%, 475 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 at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 38% of the median local income ($64k/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 $961 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $105k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $93,366
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3864 Almeda Dr	0.27mi	4/2.0	1,600 (+8%)	8mo	$155,000	$97	68
3430 Upton Ave	0.55mi	4/2.0	1,574 (+6%)	2mo	$55,000	$35	62
4140 Fitch Rd	0.31mi	5/2.0 (+1)	1,440 (-3%)	18mo	$91,000	$63	61
3928 Burton Ave	0.31mi	3/2.0 (-1)	1,596 (+8%)	14mo	$115,000	$72	56
1719 Mansfield Rd	0.45mi	3/2.0 (-1)	1,613 (+9%)	14mo	$89,900	$56	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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $19,838
• Equity at exit: $20,725

10-year hold

• IRR: 21.9%
• Equity multiple: 2.89×
• Total profit: $73,626
• Equity at exit: $12,018

Cash invested: $38,920 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$729
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $655

Break-even live

Break-even rent $1,198

Max offer price $139,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,028
Total (2 units)			$2,027

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	0.34mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	0.35mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	43d	1	0.39mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	0.39mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.41mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	0.45mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	0.46mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	0.56mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.59mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	0.63mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.63mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.64mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	23d	1	0.69mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.72mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	13d	1	0.73mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.83mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	13d	1	0.85mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	13d	1	0.85mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	0.90mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	13d	1	0.99mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	13d	1	1.02mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	13d	1	1.04mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	23d	1	1.04mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	1.05mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	13d	1	1.06mi
3716 Rushland Ave Unit NA Toledo, OH	3.0	1.5	1559	$1,650	$1.06	13d	1	1.13mi
3948 Grantley Rd Toledo, OH	4.0	1.5	1600	$1,500	$0.94	23d	1	1.31mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	1.33mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	13d	1	1.35mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	1.40mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	1.46mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.48mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	23d	1	1.48mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	1.49mi

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-03-28
   historical Contingent
3. 2026-03-25
   listed $139,000 Active
4. 2025-10-14
   price $104,999 610-char remark

   Show marketing remark (610 chars)

   Welcome to the heart of West Toledo, exceptional investment property boasts stability & potential. Well-maintained duplex, 2 long-term, reliable tenants, immediate income for savvy investors seeking hassle-free addition to their portfolio. Brand new roof & Gutters (Inst. Nov. 2023 w transferable warranty), Updated units & flooring. Stable rental history, recent upgrades. Duplex offers consistent income potential in a thriving rental market. Don't miss out, turnkey investment opportunity! Take the next step toward securing a reliable income stream in the flourishing Toledo real estate market.

5. 2024-01-19
   soldstatus $104,999 Closed 610-char remark

   Show marketing remark (610 chars)

   Welcome to the heart of West Toledo, exceptional investment property boasts stability & potential. Well-maintained duplex, 2 long-term, reliable tenants, immediate income for savvy investors seeking hassle-free addition to their portfolio. Brand new roof & Gutters (Inst. Nov. 2023 w transferable warranty), Updated units & flooring. Stable rental history, recent upgrades. Duplex offers consistent income potential in a thriving rental market. Don't miss out, turnkey investment opportunity! Take the next step toward securing a reliable income stream in the flourishing Toledo real estate market.

6. 2023-12-12
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Welcome to the heart of West Toledo, exceptional investment property boasts stability & potential. Well-maintained duplex, 2 long-term, reliable tenants, immediate income for savvy investors seeking hassle-free addition to their portfolio. Brand new roof & Gutters (Inst. Nov. 2023 w transferable warranty), Updated units & flooring. Stable rental history, recent upgrades. Duplex offers consistent income potential in a thriving rental market. Don't miss out, turnkey investment opportunity! Take the next step toward securing a reliable income stream in the flourishing Toledo real estate market.

7. 2023-12-06
   price $119,000 610-char remark

   Show marketing remark (610 chars)

   Welcome to the heart of West Toledo, exceptional investment property boasts stability & potential. Well-maintained duplex, 2 long-term, reliable tenants, immediate income for savvy investors seeking hassle-free addition to their portfolio. Brand new roof & Gutters (Inst. Nov. 2023 w transferable warranty), Updated units & flooring. Stable rental history, recent upgrades. Duplex offers consistent income potential in a thriving rental market. Don't miss out, turnkey investment opportunity! Take the next step toward securing a reliable income stream in the flourishing Toledo real estate market.

8. 2023-11-22
   listed $125,000 Active 610-char remark

   Show marketing remark (610 chars)

   Welcome to the heart of West Toledo, exceptional investment property boasts stability & potential. Well-maintained duplex, 2 long-term, reliable tenants, immediate income for savvy investors seeking hassle-free addition to their portfolio. Brand new roof & Gutters (Inst. Nov. 2023 w transferable warranty), Updated units & flooring. Stable rental history, recent upgrades. Duplex offers consistent income potential in a thriving rental market. Don't miss out, turnkey investment opportunity! Take the next step toward securing a reliable income stream in the flourishing Toledo real estate market.

9. 2023-06-20
   soldstatus $28,125
10. 1994-03-21
    soldstatus $36,000

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: +$128/yr (+$11/mo · 6.7%)

ⓘ 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: $24,324
• − Mortgage interest: −$7,786
• − Property taxes: −$1,912
• − Insurance: −$695
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$4,044
• Taxable income: $5,995
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $6,423/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

+286.1% since first listed

10 events — show timeline

• 2026-05-20 Pending — NORIS
• 2026-03-28 Contingent — NORIS
• 2026-03-25 Listed $139,000 NORIS
• 2025-10-14 Price Changed $104,999 NORIS
• 2024-01-19 Sold (MLS) $104,999 NORIS
• 2023-12-12 Pending — NORIS
• 2023-12-06 Price Changed $119,000 NORIS
• 2023-11-22 Listed $125,000 NORIS
• 2023-06-20 Sold (Public Records) $28,125 Public Records
• 1994-03-21 Sold (Public Records) $36,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,912 · +0.2% YoY. Source: county tax records.