353 Milford St · Toledo, OH 43605

$65,900

3 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 22 Days on market

Built 1913 4,300 sqft lot $58/sqft · 22% above area Est $54k · 22% over

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

Listing remarks MLS

This updated 3-bed, 1 bath home is a great addition to your portfolio, or great starter! Enclosed porches on front and back expand the living space, both with newer flooring. Newer flooring in the open kitchen and dining room, too. Kitchen and bathroom are both renovated. Spacious upstairs can be 2 bedrooms or a bedroom & office / bedroom & play room combo. Tenant in place with $975 monthly rent. Excellent price/value, act fast!

Key facts

• Enclosed porches
• Spacious upstairs
• Renovated bathroom

Tags

• ENCLOSED PORCHES
• NEWER FLOORING
• RENOVATED KITCHEN
• RENOVATED BATHROOM
• SPACIOUS UPSTAIRS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 7.6% in Toledo — 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 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 23d 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 $456 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,911 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.82% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.56%
• DSCR: 2.36
• GRM: 4.6

CMA / ARV

• ARV (median comp): $53,848
• List price: $65,900
• Delta: 22.38%
• 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
2023 Woodford St	0.10mi	2/1.0 (-1)	1,152 (+1%)	3mo	$26,000	$23	86
266 Milford St	0.11mi	3/1.0	1,060 (-7%)	6mo	$120,000	$113	79
146 Esther St	0.25mi	3/1.0	1,255 (+10%)	1mo	$71,500	$57	70
2137 Valentine St	0.26mi	3/1.0	1,272 (+12%)	6mo	$47,500	$37	64
2125 Valentine St	0.24mi	3/1.0	1,265 (+11%)	12mo	$59,000	$47	61
130 Burger St	0.30mi	2/2.0 (-1)	1,242 (+9%)	3mo	$134,000	$108	59
310 Whittemore St	0.19mi	3/3.0	1,296 (+14%)	4mo	$79,800	$62	56
2232 Caledonia St	0.35mi	3/1.0	1,273 (+12%)	11mo	$75,000	$59	55
523 Reineck Dr	0.69mi	3/1.0	1,088 (-4%)	17mo	$135,000	$124	47
2224 Genesee St	0.39mi	3/2.0	1,272 (+12%)	18mo	$115,000	$90	43
2404 York St	0.59mi	3/1.0	994 (-13%)	12mo	$25,000	$25	42
118 Burger St	0.33mi	2/2.0 (-1)	984 (-14%)	18mo	$77,000	$78	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: 28.0%
• Equity multiple: 2.20×
• Total profit: $22,209
• Equity at exit: $9,826

10-year hold

• IRR: 36.9%
• Equity multiple: 4.83×
• Total profit: $70,618
• Equity at exit: $5,698

Cash invested: $18,452 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$346
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $470

Break-even live

Break-even rent $605

Max offer price $65,900

Occupancy floor 56%

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: $16,475
• Closing costs: $1,977
• 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	$1,200	$1.12	43d	1	0.19mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	0.19mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	0.23mi
2453 Caledonia St Toledo, OH	2.0	1.0	1179	$810	$0.69	13d	1	0.65mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	43d	1	0.70mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.82mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.87mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	43d	1	0.90mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.91mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	0.97mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	0.97mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.00mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	13d	1	1.18mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	43d	1	1.20mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	13d	1	1.25mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	43d	1	1.27mi
3148 Corduroy Rd Oregon, OH	1.0–2.0	1.0–1.5	800	$870	$1.09	13d	1	1.27mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	23d	1	1.27mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	1.31mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	43d	1	1.31mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.34mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	13d	2	1.34mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	1.34mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.34mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	1.36mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	1.39mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	13d	1	1.39mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	1.39mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	13d	1	1.41mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	13d	37	1.47mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	13d	1	1.47mi

Listing history 11 events

1. 2026-05-14
   status Pending 440-char remark

   Show marketing remark (440 chars)

   This updated 3-bed, 1 bath home is a great addition to your portfolio, or great starter! Enclosed porches on front and back expand the living space, both with newer flooring. Newer flooring in the open kitchen and dining room, too. Kitchen and bathroom are both renovated. Spacious upstairs can be 2 bedrooms or a bedroom & office / bedroom & play room combo. Tenant in place with $975 monthly rent. Excellent price/value, act fast!

2. 2026-04-22
   listed $65,900 Active 440-char remark

   Show marketing remark (440 chars)

   This updated 3-bed, 1 bath home is a great addition to your portfolio, or great starter! Enclosed porches on front and back expand the living space, both with newer flooring. Newer flooring in the open kitchen and dining room, too. Kitchen and bathroom are both renovated. Spacious upstairs can be 2 bedrooms or a bedroom & office / bedroom & play room combo. Tenant in place with $975 monthly rent. Excellent price/value, act fast!

3. 2022-02-07
   soldstatus $55,000
4. 2022-02-01
   status Pending 316-char remark

   Show marketing remark (316 chars)

   Great starter home or investment property for under 50K. This move-in ready home features an updated kitchen and bathroom, fresh paint and generous room sizes. Close proximity to the docks, shops and local eateries in downtown Toledo. Very well-kept home with private fenced-in backyard. Schedule your showing today.

5. 2022-01-31
   soldstatus $55,000 Closed 316-char remark

   Show marketing remark (316 chars)

   Great starter home or investment property for under 50K. This move-in ready home features an updated kitchen and bathroom, fresh paint and generous room sizes. Close proximity to the docks, shops and local eateries in downtown Toledo. Very well-kept home with private fenced-in backyard. Schedule your showing today.

6. 2022-01-31
   price $55,000 316-char remark

   Show marketing remark (316 chars)

   Great starter home or investment property for under 50K. This move-in ready home features an updated kitchen and bathroom, fresh paint and generous room sizes. Close proximity to the docks, shops and local eateries in downtown Toledo. Very well-kept home with private fenced-in backyard. Schedule your showing today.

7. 2022-01-14
   historical Contingent 316-char remark

   Show marketing remark (316 chars)

   Great starter home or investment property for under 50K. This move-in ready home features an updated kitchen and bathroom, fresh paint and generous room sizes. Close proximity to the docks, shops and local eateries in downtown Toledo. Very well-kept home with private fenced-in backyard. Schedule your showing today.

8. 2022-01-13
   listed $49,900 Active 316-char remark

   Show marketing remark (316 chars)

   Great starter home or investment property for under 50K. This move-in ready home features an updated kitchen and bathroom, fresh paint and generous room sizes. Close proximity to the docks, shops and local eateries in downtown Toledo. Very well-kept home with private fenced-in backyard. Schedule your showing today.

9. 2022-01-06
   historical $49,900 316-char remark

   Show marketing remark (316 chars)

   Great starter home or investment property for under 50K. This move-in ready home features an updated kitchen and bathroom, fresh paint and generous room sizes. Close proximity to the docks, shops and local eateries in downtown Toledo. Very well-kept home with private fenced-in backyard. Schedule your showing today.

10. 2009-12-16
    soldstatus $49,000
11. 1989-06-02
    soldstatus $33,000

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,394
• − Mortgage interest: −$3,691
• − Property taxes: −$1,256
• − Insurance: −$330
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,917
• Taxable income: $4,897
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,464/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

+99.7% since first listed

11 events — show timeline

• 2026-05-14 Pending — NORIS
• 2026-04-22 Listed $65,900 NORIS
• 2022-02-07 Sold (Public Records) $55,000 Public Records
• 2022-02-01 Pending — NORIS
• 2022-01-31 Price Changed $55,000 NORIS
• 2022-01-31 Sold (MLS) $55,000 NORIS
• 2022-01-14 Contingent — NORIS
• 2022-01-13 Listed $49,900 NORIS
• 2022-01-06 Coming Soon $49,900 NORIS
• 2009-12-16 Sold (Public Records) $49,000 Public Records
• 1989-06-02 Sold (Public Records) $33,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,256 · +0.9% YoY. Source: county tax records.