1958 Brussels St · Toledo, OH 43613

$69,900

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 14 Days on market

Built 1950 4,300 sqft lot Est $68k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• ARV discount +6.0/15.0
• 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

Cute bungalow that is move in ready or ready to lease! Hardwood floors, newer furnace and hot water tank, new roof, large 2 car garage, and a full basement.

Key facts

• Enclosed back porch
• Newer vinyl flooring
• 4,300 sq ft lot

Tags

• NEWER VINYL FLOORING
• ENCLOSED BACK PORCH

Property features AI

Exterior

• Parking: Driveway with parking for 2 vehicles
• Utilities: Public water; Public sewer; Utilities: Other
• Home design: Single-family residence; One story; Not attached to other homes; No common walls
• Construction: Metal siding; Block foundation; Basement: block
• Exterior features: Asphalt roof

Interior

• Kitchen: Main-level kitchen (approx. 17' x 13'); Appliances: Other
• Bedrooms: Two main-level bedrooms (approx. 15' x 12' and 12' x 12')
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; Other interior features
• Laundry & utility: Mud room on main level (approx. 15' x 8')

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $70k).

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 16% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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 $28k; list at $70k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $67,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2022 Berdan Ave	0.16mi	2/1.0	712 (-4%)	4mo	$45,198	$63	82
2021 Barrows St	0.13mi	2/1.0	792 (+6%)	2mo	$72,000	$91	82
1828 Brame Pl	0.18mi	2/1.0	716 (-4%)	5mo	$56,000	$78	81
3821 Jackman Rd	0.37mi	2/1.0	736 (-1%)	2mo	$62,000	$84	79
1831 Talbot St	0.34mi	2/1.0	720 (-3%)	3mo	$52,000	$72	76
4025 Belmar Ave	0.50mi	2/1.0	723 (-3%)	2mo	$97,000	$134	70
2003 Berdan Ave	0.18mi	2/1.0	838 (+13%)	4mo	$58,500	$70	67
1735 Barrows St	0.32mi	2/1.0	664 (-11%)	7mo	$94,900	$143	62
4037 Commonwealth Ave	0.58mi	2/1.0	686 (-8%)	3mo	$106,000	$155	58
3917 Almeda Dr	0.53mi	2/1.0	839 (+13%)	2mo	$103,000	$123	52
1752 Marne Ave	0.68mi	2/1.0	640 (-14%)	1mo	$47,600	$74	44
1748 Georgia Ave	0.72mi	2/1.0	648 (-13%)	2mo	$68,500	$106	43

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,020
• Equity at exit: $10,422

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $13,191
• Equity at exit: $6,044

Cash invested: $19,572 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 111
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $845 high
• Mortgage (P&I): −$367
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $157

Break-even live

Break-even rent $645

Max offer price $69,900

Occupancy floor 76%

Sensitivity live

Price	-10% $197	-5% $177	+0% $157	+5% $138	+10% $118
Rent	-10% $91	-5% $124	+0% $157	+5% $191	+10% $224
Rate	-1.0pp $193	-0.5pp $175	base $157	+0.5pp $139	+1.0pp $121

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	24d	1	0.09mi
3940 Jackman Rd Unit B Toledo, OH	1.0	1.0	600	$650	$1.08	44d	1	0.39mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	24d	1	0.51mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	24d	1	0.58mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	0.63mi
3640 Douglas Rd Toledo, OH	1.0	1.0	720	$784	$1.09	44d	1	0.67mi
3433 Douglas Rd Unit 3 Toledo, OH	1.0	1.0	750	$755	$1.01	14d	1	0.82mi
3160 Matson Apt 27 Toledo, OH	1.0	1.0	567	$725	$1.28	22d	1	0.87mi
3150 Matson Unit 17 Toledo, OH	1.0	1.0	567	$799	$1.41	22d	1	0.89mi
2241 W Laskey Rd Toledo, OH	1.0	1.0	600	$695	$1.16	14d	1	1.09mi
4836 Douglas Rd Unit 6 Toledo, OH	1.0	1.0	600	$695	$1.16	24d	1	1.12mi
2255 W Laskey Rd Apt 10 Toledo, OH	2.0	1.0	650	$775	$1.19	14d	1	1.13mi
2255 W Laskey Rd Unit 14 Toledo, OH	2.0	1.0	650	$775	$1.19	22d	1	1.13mi
4912 Douglas Rd Unit 2459-2F Toledo, OH	1.0	1.0	495	$650	$1.31	44d	1	1.18mi
2716 Hoehler Dr Toledo, OH	1.0	1.0	720	$600	$0.83	44d	1	1.20mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	14d	1	1.30mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	1.30mi
3070 Carskaddon Ave Toledo, OH	1.0–2.0	1.0	805	$1,150	$1.43	14d	1	1.44mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	44d	1	1.45mi
3045 Ilger Ave Toledo, OH	1.0–2.0	1.0	585	$789	$1.35	14d	8	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $69,900 Active 14 DOM
2. 2026-06-17
   days on market $69,900 Active 13 DOM
3. 2026-06-16
   days on market $69,900 Active 12 DOM
4. 2026-06-15
   days on market $69,900 Active 11 DOM
5. 2026-06-14
   days on market $69,900 Active 9 DOM
6. 2026-06-10
   days on market $69,900 Active 6 DOM
7. 2026-06-09
   days on market $69,900 Active 5 DOM
8. 2026-06-08
   days on market $69,900 Active 4 DOM
9. 2026-06-07
   days on market $69,900 Active 3 DOM
10. 2026-06-05
    remarks 167-char remark
11. 2026-06-05
    listed $69,900 Active 1 DOM

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 ≥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: $10,135
• − Mortgage interest: −$3,915
• − Property taxes: −$1,371
• − Insurance: −$350
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$2,033
• Taxable income: $845
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $1,685/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

+99.7% since first listed

16 events — show timeline

• 2026-06-04 Listed $69,900 NORIS
• 2026-02-19 Rental Removed $1,150 TURBOTENANT
• 2026-01-22 Listed for Rent $1,150 TURBOTENANT
• 2025-10-14 Price Changed $27,500 NORIS
• 2025-07-26 Rental Removed $1,200 TURBOTENANT
• 2025-06-25 Listed for Rent $1,200 TURBOTENANT
• 2025-06-03 Rental Removed $1,200 TURBOTENANT
• 2025-05-03 Listed for Rent $1,200 TURBOTENANT
• 2024-03-19 Rental Removed $1,200 APPFOLIO
• 2024-03-13 Listed for Rent $1,200 APPFOLIO
• 2024-03-13 Rental Removed $1,200 TURBOTENANT
• 2024-02-15 Listed for Rent $1,200 TURBOTENANT
• 2017-05-09 Sold (MLS) $27,500 NORIS
• 2017-04-17 Listed $32,900 NORIS
• 2011-08-30 Listing Removed — NORIS
• 2011-05-16 Listed $35,000 NORIS

Property tax history

+1.0%/yr

Latest (2025): $1,371 · +0.1% YoY. Source: county tax records.