734 Brighton Ave · Toledo, OH 43609

$110,000

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 127 Days on market

Built 1917 4,700 sqft lot Est $114k · 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 +22.9/30.0
• ARV discount +9.2/15.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Online Auction! Bidding Ends: Tuesday, September 21, 2021 at 12:00 pm. 17 Income Properties! Long Term Tenants! Single and Multi-Family Homes and Apartments! Owner Deceased. All Properties Selling Individually - Bid Online Now! Property is currently leased at $800 per month.

Key facts

• Private backyard
• Refreshed bathroom
• New hot water heater

Tags

• NEW WINDOWS
• DURABLE LVP FLOORING
• REFRESHED KITCHEN
• REFRESHED BATHROOM
• NEW HOT WATER HEATER
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: Parking for 6 vehicles; Asphalt driveway
• Utilities: Cable and internet available; Electricity connected (200+ amp service); Natural gas connected; Public water; Public sewer
• Home design: Single-family house; Two levels; No shared/common walls; Located on a city street
• Construction: Brick, shake, vinyl and wood siding; Block foundation; Asphalt shingle roof; Assessor-provided year built
• Exterior features: Private yard; Front porch; Covered porch; Roof deck; Privacy wood fencing

Interior

• Kitchen: Electric range; New cabinets and countertops
• Bedrooms: Bedroom 2 on the upper level (12 x 11); Bedroom 3 on the upper level (13 x 9)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central forced-air heating; Natural gas heating
• Interior features: Storage; Walk-in closet(s); Built-in features; Double pane and insulated windows with screens; French doors; Door screens
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

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: Arlington Elementary School (math 12% / reading 14%, grade F, #1,429 of 1,584 statewide, top 90%, 327 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% 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 fast (+7.8%/yr); 99 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $824 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $110k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1917 — 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: 1.06% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $114,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Brighton Ave	0.07mi	4/1.0 (+1)	1,422 (-1%)	2mo	$105,000	$74	89
842 Geneva Ave	0.22mi	3/1.0	1,329 (-7%)	3mo	$58,000	$44	76
644 Nicholas St	0.15mi	3/1.0	1,302 (-9%)	6mo	$11,550	$9	74
1521 South Ave	0.31mi	3/2.0	1,387 (-3%)	5mo	$130,000	$94	72
839 Brighton Ave	0.12mi	3/1.0	1,260 (-12%)	3mo	$102,000	$81	72
829 Ogden Ave	0.13mi	3/1.0	1,220 (-15%)	2mo	$100,000	$82	67
944 Toronto Ave	0.37mi	3/1.5	1,323 (-8%)	4mo	$158,000	$119	65
1019 Radcliffe Dr	0.41mi	3/1.5	1,312 (-8%)	5mo	$85,000	$65	61
812 National Ave	0.47mi	3/1.5	1,315 (-8%)	4mo	$105,000	$80	60
1207 Colton St	0.68mi	3/1.0	1,546 (+8%)	1mo	$55,000	$36	53
1022 National Ave	0.60mi	3/1.0	1,224 (-14%)	6mo	$158,000	$129	43
119 Whiting Ave	0.73mi	3/1.0	1,224 (-14%)	2mo	$45,000	$37	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.61×
• Total profit: $18,917
• Equity at exit: $36,125

10-year hold

• IRR: 18.8%
• Equity multiple: 3.54×
• Total profit: $78,160
• Equity at exit: $46,921

Cash invested: $30,800 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$577
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $193

Break-even live

Break-even rent $926

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Brighton Ave Toledo, OH	3.0	1.0	1533	$1,350	$0.88	44d	1	0.08mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	44d	1	0.18mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	0.23mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	0.32mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	44d	1	0.32mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	0.45mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	44d	1	0.50mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	0.58mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	0.69mi
2802 Broadway St Unit 1 Toledo, OH	3.0	1.0	1650	$1,400	$0.85	14d	1	0.71mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	44d	1	0.93mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	0.94mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.08mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	1.16mi
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	23d	1	1.16mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	44d	1	1.17mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	1.17mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	44d	1	1.19mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	44d	1	1.21mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	1.21mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	44d	1	1.22mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	1.29mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	21d	1	1.41mi

Listing history 23 events

1. 2026-06-02
   days on market $110,000 Active 127 DOM
2. 2026-06-01
   days on market $110,000 Active 126 DOM
3. 2026-05-31
   days on market $110,000 Active 125 DOM
4. 2026-05-30
   days on market $110,000 Active 124 DOM
5. 2026-05-16
   status Active
6. 2026-04-07
   historical Contingent
7. 2026-03-23
   price $110,000
8. 2026-01-24
   listed $124,900 Active
9. 2024-01-06
   historical $950
10. 2023-12-24
    price $950
11. 2023-12-13
    listed $1,095
12. 2022-04-26
    status Active
13. 2022-04-26
    historical
14. 2022-04-11
    historical Contingent
15. 2021-11-29
    price $64,999
16. 2021-11-17
    soldstatus $51,700
17. 2021-11-12
    listed $74,999 Active
18. 2021-10-22
    soldstatus $51,700 Closed 275-char remark

    Show marketing remark (275 chars)

    Online Auction! Bidding Ends: Tuesday, September 21, 2021 at 12:00 pm. 17 Income Properties! Long Term Tenants! Single and Multi-Family Homes and Apartments! Owner Deceased. All Properties Selling Individually - Bid Online Now! Property is currently leased at $800 per month.

19. 2021-09-22
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Online Auction! Bidding Ends: Tuesday, September 21, 2021 at 12:00 pm. 17 Income Properties! Long Term Tenants! Single and Multi-Family Homes and Apartments! Owner Deceased. All Properties Selling Individually - Bid Online Now! Property is currently leased at $800 per month.

20. 2021-08-12
    listed $51,700 Active 275-char remark

    Show marketing remark (275 chars)

    Online Auction! Bidding Ends: Tuesday, September 21, 2021 at 12:00 pm. 17 Income Properties! Long Term Tenants! Single and Multi-Family Homes and Apartments! Owner Deceased. All Properties Selling Individually - Bid Online Now! Property is currently leased at $800 per month.

21. 2014-08-22
    soldstatus $4,950
22. 2014-06-30
    listed $4,950
23. 1987-03-26
    soldstatus $38,000

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,513 · $126/mo
• Expected delta: +$203/yr (+$17/mo · 15.5%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,045
• − Mortgage interest: −$6,162
• − Property taxes: −$1,310
• − Insurance: −$550
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,200
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,175/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+189.5% since first listed

19 events — show timeline

• 2026-05-16 Relisted — NORIS
• 2026-04-07 Contingent — NORIS
• 2026-03-23 Price Changed $110,000 NORIS
• 2026-01-24 Listed $124,900 NORIS
• 2024-01-06 Rental Removed $950 APPFOLIO
• 2023-12-24 Price Changed $950 APPFOLIO
• 2023-12-13 Listed for Rent $1,095 APPFOLIO
• 2022-04-26 Relisted — NORIS
• 2022-04-26 Listing Removed — NORIS
• 2022-04-11 Contingent — NORIS
• 2021-11-29 Price Changed $64,999 NORIS
• 2021-11-17 Sold (Public Records) $51,700 Public Records
• 2021-11-12 Listed $74,999 NORIS
• 2021-10-22 Sold (MLS) $51,700 NORIS
• 2021-09-22 Pending — NORIS
• 2021-08-12 Listed $51,700 NORIS
• 2014-08-22 Sold (MLS) $4,950 NORIS
• 2014-06-30 Listed $4,950 NORIS
• 1987-03-26 Sold (Public Records) $38,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,310 · -6.4% YoY. Source: county tax records.