317 Burger St · Toledo, OH 43605

$108,000

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 79 Days on market

Built 1923 6,600 sqft lot $73/sqft · 80% above area

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful well kept home with 3 bedrooms and 2 full baths. New furnace 1/31/2025, new central air 8/24/21. Extra refrigerator and gas stove in basement.

Key facts

• 6,600 sq ft lot
• Garage
• Built 1923

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.6% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+5.4%/yr); 117 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($39k/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 $747 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 + 5.4% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 1.12% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (median comp): $59,921
• List price: $108,000
• Delta: 80.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2142 Woodford St	0.34mi	3/1.0	1,480 (+0%)	7mo	$71,100	$48	78
1839 Genesee St	0.18mi	3/1.0	1,351 (-8%)	5mo	$32,000	$24	74
146 Esther St	0.21mi	3/1.0	1,255 (-15%)	1mo	$71,500	$57	64
142 Van Buren Ave	0.69mi	3/1.0	1,444 (-2%)	2mo	$72,000	$50	63
2315 Caledonia St	0.55mi	3/1.0	1,370 (-7%)	4mo	$12,000	$9	60
2137 Valentine St	0.35mi	3/1.0	1,272 (-14%)	6mo	$47,500	$37	56
2220 Genesee St	0.47mi	3/2.0	1,362 (-8%)	6mo	$80,000	$59	56
310 Whittemore St	0.27mi	3/3.0	1,296 (-12%)	4mo	$79,800	$62	56
204 Paine Ave	0.42mi	4/2.0 (+1)	1,520 (+3%)	13mo	$70,000	$46	55
2125 Valentine St	0.33mi	3/1.0	1,265 (-14%)	12mo	$59,000	$47	52
2232 Caledonia St	0.45mi	3/1.0	1,273 (-14%)	11mo	$75,000	$59	48
2336 Caledonia St	0.58mi	3/2.0	1,678 (+14%)	9mo	$90,000	$54	38

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,903
• Equity at exit: $16,103

10-year hold

• IRR: 13.3%
• Equity multiple: 2.18×
• Total profit: $35,566
• Equity at exit: $9,338

Cash invested: $30,240 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$566
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $258

Break-even live

Break-even rent $887

Max offer price $108,000

Occupancy floor 74%

Sensitivity live

Price	-10% $319	-5% $289	+0% $258	+5% $228	+10% $197
Rent	-10% $162	-5% $210	+0% $258	+5% $306	+10% $354
Rate	-1.0pp $313	-0.5pp $286	base $258	+0.5pp $230	+1.0pp $202

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	24d	1	0.16mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	0.16mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	44d	1	0.22mi
2453 Caledonia St Toledo, OH	2.0	1.0	1179	$810	$0.69	15d	1	0.73mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	24d	1	0.75mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	44d	1	0.78mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	24d	1	0.79mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	24d	1	0.83mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	0.89mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.89mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	24d	1	0.93mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	15d	1	0.98mi
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	44d	1	1.13mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	15d	1	1.15mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	15d	1	1.18mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	1.22mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	22d	1	1.27mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	15d	2	1.29mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.30mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	24d	1	1.30mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.31mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	24d	1	1.31mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	22d	1	1.31mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	15d	1	1.32mi
3148 Corduroy Rd Oregon, OH	1.0–2.0	1.0–1.5	800	$870	$1.09	15d	1	1.33mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	1.34mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	15d	1	1.35mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	44d	1	1.36mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	15d	37	1.40mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	1.44mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	15d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $108,000 Active 79 DOM
2. 2026-06-17
   days on market $108,000 Active 78 DOM
3. 2026-06-16
   days on market $108,000 Active 77 DOM
4. 2026-06-15
   days on market $108,000 Active 76 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   pricedays on market $108,000 Active 74 DOM
7. 2026-06-10
   days on market $120,000 Active 71 DOM
8. 2026-06-09
   days on market $120,000 Active 70 DOM
9. 2026-06-08
   days on market $120,000 Active 69 DOM
10. 2026-06-07
    days on market $120,000 Active 68 DOM
11. 2026-06-05
    days on market $120,000 Active 65 DOM
12. 2026-06-03
    days on market $120,000 Active 64 DOM
13. 2026-06-02
    days on market $120,000 Active 63 DOM
14. 2026-06-01
    days on market $120,000 Active 62 DOM
15. 2026-05-31
    days on market $120,000 Active 61 DOM
16. 2026-05-30
    days on market $120,000 Active 60 DOM
17. 2026-03-31
    listed $120,000 Active 152-char remark

    Show marketing remark (152 chars)

    Beautiful well kept home with 3 bedrooms and 2 full baths. New furnace 1/31/2025, new central air 8/24/21. Extra refrigerator and gas stove in basement.

18. 2026-03-11
    historical $120,000 152-char remark

    Show marketing remark (152 chars)

    Beautiful well kept home with 3 bedrooms and 2 full baths. New furnace 1/31/2025, new central air 8/24/21. Extra refrigerator and gas stove in basement.

19. 2018-03-22
    historical
20. 2017-12-11
    listed $59,900
21. 2013-08-21
    historical
22. 2013-06-19
    listed $53,500
23. 2012-04-26
    historical
24. 2012-03-27
    listed $69,900
25. 2008-03-08
    historical
26. 2007-09-08
    listed $65,897

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$304/yr (+$25/mo · 28.3%)

ⓘ 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 ≥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: $14,571
• − Mortgage interest: −$6,050
• − Property taxes: −$1,076
• − Insurance: −$540
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,142
• Taxable income: $1,433
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,755/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+82.1% since first listed

10 events — show timeline

• 2026-03-31 Listed $120,000 NORIS
• 2026-03-11 Coming Soon $120,000 NORIS
• 2018-03-22 Listing Removed — NORIS
• 2017-12-11 Listed $59,900 NORIS
• 2013-08-21 Listing Removed — NORIS
• 2013-06-19 Listed $53,500 NORIS
• 2012-04-26 Listing Removed — NORIS
• 2012-03-27 Listed $69,900 NORIS
• 2008-03-08 Listing Removed — NORIS
• 2007-09-08 Listed $65,897 NORIS

Property tax history

+1.0%/yr

Latest (2025): $1,076 · -0.5% YoY. Source: county tax records.