1408 Bradshaw Ct · Maumee, OH 43537

$100,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 42 Days on market

Built 1957 7,800 sqft lot $108/sqft · 49% below area Est $198k · 49% under

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Why this score? — see what drove the B+ 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.7/10.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom ranch in the heart of Maumee! Ideally located on a quiet street within walking distance to schools, parks, shopping, and restaurants. This home offers great potential with a great layout, large fenced-in yard, and a 2-car detached garage—perfect for storage or workshop space. While the home does need updates, it presents an excellent opportunity for investors, flippers, or buyers looking to add their personal touch. Minimum Bid Auction of $100,000 on May 28th at 4 PM. Preview and registration will begin at 3 PM. Don't miss your chance to invest in a desirable location with strong upside potential!

Key facts

• Fenced-in yard
• Detached garage
• 7,800 sq ft lot

Tags

• FENCED-IN YARD
• DETACHED GARAGE
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO SHOPPING

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single Family Residence (house); One level / 1 story; Not attached; no common walls
• Construction: Vinyl siding; Block foundation
• Exterior features: Shingle roof; Chain link fence

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Primary bedroom on main level (approx. 9 x 8); Bedroom 2 on main level (approx. 10 x 8); Bedroom 3 on main level (approx. 8 x 8)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 5 total rooms; Other interior features
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.8% in Maumee — 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 76/100 on livability (#221 in OH, #3,442 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Maumee City (suburban): math 65% / reading 67% proficiency, ranked #194 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairfield Elementary School (math 82% / reading 82%, grade A+, #116 of 1,584 statewide, top 9%, 345 students, 32% FRL); Maumee High School (math 67% / reading 76%, grade B+, #98 of 781 statewide, top 13%, 648 students, 26% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 113 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.37% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.1

CMA / ARV

• ARV (median comp): $197,707
• List price: $100,000
• Delta: -49.42%
• 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
1253 Holgate Ave	0.40mi	3/1.5	960 (+4%)	1mo	$193,500	$202	72
4501 Thackeray Rd	0.34mi	3/1.0	960 (+4%)	7mo	$100,000	$104	72
4459 Thackeray Rd	0.34mi	3/1.0	960 (+4%)	9mo	$168,500	$176	70
1234 Shelly Ave	0.42mi	3/1.0	960 (+4%)	8mo	$183,000	$191	67
1242 Holgate Ave	0.43mi	2/1.0 (-1)	925 (0%)	10mo	$165,000	$178	66
649 Midfield Dr	0.15mi	3/1.0	1,053 (+14%)	6mo	$195,000	$185	65
1381 Junior Dr	0.60mi	3/2.0	912 (-1%)	6mo	$214,000	$235	60
1371 Junior Dr	0.58mi	3/1.0	1,010 (+9%)	2mo	$206,000	$204	56
1736 N Parkway Dr	0.68mi	3/1.0	962 (+4%)	8mo	$190,000	$198	55
1313 Birch Ave	0.68mi	3/1.0	999 (+8%)	3mo	$247,000	$247	52
564 Southfield Dr	0.46mi	3/1.0	1,033 (+12%)	9mo	$192,500	$186	51
1733 N Parkway Dr	0.69mi	3/1.0	1,028 (+11%)	8mo	$190,000	$185	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,580
• Equity at exit: $14,910

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $28,790
• Equity at exit: $8,646

Cash invested: $28,000 (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 43537

• Home prices YoY: -29.6%
• Active inventory: 113
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$524
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $310

Break-even live

Break-even rent $978

Max offer price $100,000

Occupancy floor 72%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1372 Picadilly Ln Maumee, OH	2.0	1.0	626	$906	$1.45	12d	1	0.68mi
1436 Picadilly Ln Maumee, OH	1.0–2.0	1.0	849	$899	$1.06	3d	2	0.70mi
2647 Eastgate Rd Toledo, OH	1.0–2.0	1.0	722	$1,209	$1.67	23d	1	0.73mi
1371 Picadilly Ln Maumee, OH	2.0	1.0	965	$1,344	$1.39	12d	1	0.74mi
4874 S Village Dr Toledo, OH	1.0–2.0	1.0	900	$1,120	$1.24	14d	1	0.93mi
1106 Hugo St Maumee, OH	3.0	1.0	1006	$1,595	$1.59	43d	1	0.93mi
4835 Heatherdowns Blvd Toledo, OH	1.0–2.0	1.0–1.5	845	$965	$1.14	14d	1	0.97mi
2342 Old Stone Ct Toledo, OH	1.0–2.0	1.0–2.0	881	$995	$1.13	14d	1	1.33mi
2425 Cheyenne Blvd Toledo, OH	2.0–3.0	1.0–2.0	1055	$1,369	$1.30	7d	1	1.46mi
2223 Foxbourne Rd Toledo, OH	2.0	1.0	887	$885	$1.00	21d	2	1.48mi
5420 Heatherdowns Blvd Toledo, OH	1.0–2.0	1.0–2.0	1050	$1,295	$1.23	12d	1	1.49mi

Listing history 11 events

1. 2026-06-14
   status $100,000 Pending 42 DOM
2. 2026-06-10
   days on market $100,000 Active 42 DOM
3. 2026-06-09
   days on market $100,000 Active 41 DOM
4. 2026-06-08
   days on market $100,000 Active 40 DOM
5. 2026-06-07
   days on market $100,000 Active 39 DOM
6. 2026-06-03
   days on market $100,000 Active 35 DOM
7. 2026-06-02
   days on market $100,000 Active 34 DOM
8. 2026-06-01
   days on market $100,000 Active 33 DOM
9. 2026-05-31
   days on market $100,000 Active 32 DOM
10. 2026-05-30
    days on market $100,000 Active 31 DOM
11. 2026-04-27
    listed $100,000 Active 629-char remark

ⓘ 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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 ≥99°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: $16,443
• − Mortgage interest: −$5,602
• − Property taxes: −$2,483
• − Insurance: −$500
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,909
• Taxable income: $2,319
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,158/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: Maumee City
• NCES district ID: 3904436
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $53,412
• Composite: 56.38/100
• National rank: #1162
• State rank: #194 of 656 in OH

Livability — Maumee

• Score: 76/100
• State rank: #221
• US rank: #3442

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maumee, OH
• County: Lucas County · 380,724 people
• City population: 30,111
• Metro: Toledo, OH
• Population (ZIP): 30,111
• Household income: $82,752
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 592.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -85.67%
• Current HPI: 203.8449
• Rent YoY: —
• 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

2 events — show timeline

• 2026-06-10 Pending — NORIS
• 2026-04-27 Listed $100,000 NORIS

Property tax history

+2.7%/yr

Latest (2025): $2,483 · +1.6% YoY. Source: county tax records.