1113 Hugo St · Maumee, OH 43537

$165,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 1 Days on market

Built 1955 Est $190k · 13% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.5/15.0
• Cash flow +13.0/30.0
• Schools +5.6/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bed, possible 3, bungalow. Maumee schools, newer windows, kitchen, bath, carpet and free appliances, motivated seller.

Key facts

• Central area
• Nearby parks
• Updated home

Tags

• UPDATED HOME
• MOVE IN READY
• CENTRAL AREA
• CLOSE TO SHOPPING
• NEARBY PARKS
• MAUMEE SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (11.1% below list).
• Recommended offer: $147k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.6% 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: Fort Miami Elementary School (math 62% / reading 42%, grade C-, #851 of 1,584 statewide, top 56%, 330 students, 30% FRL); Gateway Middle School (math 63% / reading 66%, grade A-, #205 of 654 statewide, top 34%, 522 students, 34% FRL); Maumee High School (math 67% / reading 76%, grade B+, #98 of 781 statewide, top 13%, 648 students, 26% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 114 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y ago; this cycle's ask is 136% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $63k; list at $165k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,753 (11.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $190,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Hugo St	0.16mi	3/1.0 (+1)	925 (+0%)	3mo	$183,000	$198	85
1033 Anderson Ave	0.13mi	3/2.0 (+1)	925 (+0%)	3mo	$229,000	$248	82
1905 Meadow Ave	0.05mi	2/1.0	825 (-11%)	1mo	$170,000	$206	79
1047 Kirk St	0.23mi	3/1.0 (+1)	875 (-5%)	2mo	$150,000	$171	74
1313 Birch Ave	0.28mi	3/1.0 (+1)	999 (+8%)	3mo	$247,000	$247	65
855 Lamonde Dr	0.40mi	2/1.0	850 (-8%)	5mo	$179,900	$212	64
1371 Junior Dr	0.35mi	3/1.0 (+1)	1,010 (+9%)	2mo	$206,000	$204	61
5022 Stengel Ave	0.56mi	3/1.0 (+1)	960 (+4%)	6mo	$166,500	$173	58
2210 Glenview Dr	0.37mi	2/1.0	814 (-12%)	6mo	$180,000	$221	58
629 Pierce St	0.59mi	3/1.0 (+1)	884 (-4%)	5mo	$210,000	$238	56
1253 Holgate Ave	0.70mi	3/1.5 (+1)	960 (+4%)	1mo	$193,500	$202	53
716 Ransom St	0.59mi	2/1.0	1,058 (+14%)	2mo	$180,000	$170	46

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-27,264
• Equity at exit: $24,602

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-24,310
• Equity at exit: $14,266

Cash invested: $46,200 (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: 114
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$865
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-9

Break-even live

Break-even rent $1,479

Max offer price $163,430

Occupancy floor 96%

Sensitivity live

Price	-10% $85	-5% $38	+0% $-9	+5% $-56	+10% $-102
Rent	-10% $-125	-5% $-67	+0% $-9	+5% $49	+10% $107
Rate	-1.0pp $74	-0.5pp $33	base $-9	+0.5pp $-52	+1.0pp $-95

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Hugo St Maumee, OH	3.0	1.0	1006	$1,595	$1.59	45d	1	0.05mi
123 S Masters Ct Maumee, OH	1.0	1.0	668	$820	$1.23	25d	1	0.31mi
2647 Eastgate Rd Toledo, OH	1.0–2.0	1.0	722	$1,209	$1.67	25d	1	0.90mi
3025 S Byrne Rd Unit 1 Toledo, OH	3.0	1.0	1064	$1,095	$1.03	23d	1	1.00mi
2560 Key St Toledo, OH	1.0	1.0	650	$745	$1.15	45d	1	1.11mi
3165 Glanzman Rd Toledo, OH	1.0–2.0	1.0	658	$799	$1.21	45d	1	1.42mi
18 Terrace Downs St Toledo, OH	1.0	1.0	550	$625	$1.14	45d	1	1.44mi

Listing history 11 events

1. 2025-10-14
   price $63,000 126-char remark

   Show marketing remark (126 chars)

   Cute 2 bed, possible 3, bungalow. Maumee schools, newer windows, kitchen, bath, carpet and free appliances, motivated seller.

2. 2014-07-22
   soldstatus $63,000
3. 2014-07-18
   soldstatus $63,000 126-char remark

   Show marketing remark (126 chars)

   Cute 2 bed, possible 3, bungalow. Maumee schools, newer windows, kitchen, bath, carpet and free appliances, motivated seller.

4. 2014-07-18
   price $69,900 126-char remark

   Show marketing remark (126 chars)

   Cute 2 bed, possible 3, bungalow. Maumee schools, newer windows, kitchen, bath, carpet and free appliances, motivated seller.

5. 2014-05-04
   listed $69,900 126-char remark

   Show marketing remark (126 chars)

   Cute 2 bed, possible 3, bungalow. Maumee schools, newer windows, kitchen, bath, carpet and free appliances, motivated seller.

6. 2000-06-27
   soldstatus $66,000
7. 2000-06-26
   soldstatus $66,000 236-char remark

   Show marketing remark (236 chars)

   AUCTION JUNE 10 AT 12:00 NOON, 10% BUYER PREMIUM. COZY MAUMEE HOME HAS ENCL OSED PORCH WITH VIEW OF LARGE BACKYARD.COVERED PATIO, ALL APPLIANCES STAY. NEW CARPETING, ONE CAR GARAGE NEEDS REPAIR.NICE HOME IN PLEASANT MAUMEE NEIGHBORHOOD.

8. 2000-05-24
   historical
9. 2000-05-08
   listed $66,000 236-char remark

   Show marketing remark (236 chars)

   AUCTION JUNE 10 AT 12:00 NOON, 10% BUYER PREMIUM. COZY MAUMEE HOME HAS ENCL OSED PORCH WITH VIEW OF LARGE BACKYARD.COVERED PATIO, ALL APPLIANCES STAY. NEW CARPETING, ONE CAR GARAGE NEEDS REPAIR.NICE HOME IN PLEASANT MAUMEE NEIGHBORHOOD.

10. 2000-02-29
    listed $84,900
11. 1985-02-21
    soldstatus $31,000

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $2,811 · $234/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 ≥100°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: $17,610
• − Mortgage interest: −$9,243
• − Property taxes: −$2,811
• − Insurance: −$825
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,800
• Taxable loss: −$2,885
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $586/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

+103.2% since first listed

11 events — show timeline

• 2025-10-14 Price Changed $63,000 NORIS
• 2014-07-22 Sold (Public Records) $63,000 Public Records
• 2014-07-18 Sold (MLS) $63,000 NORIS
• 2014-07-18 Price Changed $69,900 NORIS
• 2014-05-04 Listed $69,900 NORIS
• 2000-06-27 Sold (Public Records) $66,000 Public Records
• 2000-06-26 Sold (MLS) $66,000 NORIS
• 2000-05-24 Listing Removed — NORIS
• 2000-05-08 Listed $66,000 NORIS
• 2000-02-29 Listed $84,900 NORIS
• 1985-02-21 Sold (Public Records) $31,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,811 · +2.2% YoY. Source: county tax records.