5834 Curson Dr · Toledo, OH 43612

$129,900

3 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 34 Days on market

Built 1966 4,800 sqft lot Est $134k · 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 +18.4/30.0
• ARV discount +9.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this updated brick ranch in Washington Local with a simple, easy-to-love layout and numerous updates throughout. Vinyl plank flooring, updated bathrooms, and modern finishes give the home a fresh feel, while the kitchen features a stylish backsplash, stainless steel fridge, and stove. A convenient half bath just off the kitchen includes laundry hookups. New roof 2022. Keys at closing!

Key facts

• 4,800 sq ft lot
• Built 1966
• Listed 34 days

Property features AI

Exterior

• Parking: Asphalt driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer connected
• Home design: Single-family residence (house); One level / 1 story; Not attached; no common walls
• Construction: Brick construction; Crawl space foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Primary bedroom on main level; Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5)
• Heating & cooling: Forced air heating; Has heating
• Interior features: No interior steps; 5 total rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (3.6% below list).
• Recommended offer: $125k (3.6% below list) — sets the bar for 1% rule.

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.
• Washington Local (urban): math 37% / reading 47% proficiency, ranked #528 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Silver Creek Elementary School (math 32% / reading 42%, grade F, #1,087 of 1,584 statewide, top 70%, 653 students, 0% FRL); Whitmer High School (math 38% / reading 48%, grade F, #494 of 781 statewide, top 63%, 2,247 students, 42% FRL) — zoned schools average 21% FRL vs 48% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k 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

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $130k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $125,189 (3.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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?
5. 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?
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: 0.96% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $134,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5834 Curson Dr	0.00mi	3/1.5	1,075 (0%)	1mo	$129,050	$120	99
5836 Curson Dr	0.01mi	3/1.5	1,075 (0%)	3mo	$124,500	$116	97
1716 Caxton Ln	0.39mi	3/1.0	1,123 (+4%)	1mo	$139,000	$124	71
6200 Jackman Rd	0.53mi	3/1.0	1,079 (+0%)	11mo	$132,000	$122	64
1606 Primrose Ave	0.16mi	3/1.0	960 (-11%)	12mo	$120,000	$125	63
6043 Pickard Dr	0.50mi	3/2.0	1,148 (+7%)	1mo	$190,000	$166	62
1124 Northville Dr	0.59mi	3/1.0	1,104 (+3%)	8mo	$119,666	$108	60
1765 Newport Ave	0.75mi	3/1.5	1,038 (-3%)	11mo	$178,000	$171	50
1054 Northville Dr	0.65mi	3/1.0	1,142 (+6%)	18mo	$139,000	$122	42
6052 Recamper Dr	0.56mi	2/1.0 (-1)	936 (-13%)	6mo	$135,000	$144	40
6018 Saddlewood Dr	0.67mi	3/1.5	1,225 (+14%)	7mo	$232,000	$189	40
6038 Tetherwood Dr	0.75mi	3/2.0	1,225 (+14%)	8mo	$184,800	$151	34

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-9,379
• Equity at exit: $19,369

10-year hold

• IRR: 6.2%
• Equity multiple: 1.52×
• Total profit: $18,880
• Equity at exit: $11,231

Cash invested: $36,372 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$681
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $122

Break-even live

Break-even rent $1,098

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $195	-5% $159	+0% $122	+5% $85	+10% $48
Rent	-10% $23	-5% $72	+0% $122	+5% $171	+10% $221
Rate	-1.0pp $187	-0.5pp $155	base $122	+0.5pp $88	+1.0pp $54

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Primrose Ave Toledo, OH	3.0	1.0	1411	$1,625	$1.15	14d	1	0.06mi
1509 Brooke Park Dr Apt 3 Toledo, OH	2.0	1.0	859	$700	$0.81	24d	1	0.45mi
1520 Brooke Park Dr Apt 6 Toledo, OH	2.0	1.0	850	$760	$0.89	44d	1	0.48mi
1540 Brooke Park Dr Unit 5 Toledo, OH	2.0	1.0	850	$800	$0.94	14d	1	0.48mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	24d	1	0.66mi
5941 Tetherwood Dr Toledo, OH	3.0	1.5	1364	$1,695	$1.24	24d	1	0.75mi
2132 Stirrup Ln Toledo, OH	2.0	1.0	900	$1,035	$1.15	44d	3	0.81mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	44d	1	0.87mi
5834 Yermo Dr Toledo, OH	1.0–2.0	1.0–2.0	870	$909	$1.04	14d	12	0.90mi
6220 Lewis Ave Toledo, OH	1.0–2.0	1.0	764	$895	$1.17	14d	1	0.92mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	0.94mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	14d	1	0.98mi
2338 Bodette Ave Toledo, OH	3.0	2.0	1150	$1,800	$1.57	22d	1	1.09mi
2347 Bucklew Dr Toledo, OH	3.0	2.0	1200	$1,600	$1.33	14d	1	1.15mi
540 W Alexis Rd Toledo, OH	1.0–2.0	1.0	725	$944	$1.30	14d	14	1.16mi
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	14d	1	1.33mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.33mi
2527 Arletta St Toledo, OH	2.0	1.0	1100	$1,100	$1.00	44d	1	1.39mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	14d	1	1.39mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	14d	1	1.45mi

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-04-20
   historical Contingent
3. 2026-04-17
   listed $129,900 Active
4. 2026-04-09
   historical $129,900
5. 1999-01-19
   soldstatus $59,500
6. 1996-11-22
   soldstatus $37,000

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$223/yr (+$19/mo · 14.1%)

ⓘ 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: $15,023
• − Mortgage interest: −$7,276
• − Property taxes: −$1,581
• − Insurance: −$650
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,779
• Taxable loss: −$667
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,623/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: Washington Local
• NCES district ID: 3904823
• Math proficiency: 37% ▼ -20.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $42,105
• Composite: 35.36/100
• National rank: #4957
• State rank: #528 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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+251.1% since first listed

6 events — show timeline

• 2026-05-21 Pending — NORIS
• 2026-04-20 Contingent — NORIS
• 2026-04-17 Listed $129,900 NORIS
• 2026-04-09 Coming Soon $129,900 NORIS
• 1999-01-19 Sold (Public Records) $59,500 Public Records
• 1996-11-22 Sold (Public Records) $37,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,581 · +1.9% YoY. Source: county tax records.