1453 Pool St · Toledo, OH 43605

$87,900

3 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 50 Days on market

Built 1914 3,200 sqft lot $79/sqft · 12% above area Est $79k · 12% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

Key facts

• 3,200 sq ft lot
• 2 garage spots
• Built 1914

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; On-street parking; Total parking for 3 vehicles
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer connected
• Home design: Single-family house; One and one-half levels; No shared/common walls
• Construction: Aluminum siding; Block foundation; Shingle roof; Built as a residential single family residence
• Exterior features: Deck; Enclosed porch; Front porch; Full unfinished basement

Interior

• Kitchen: Gas Range; Refrigerator
• Bedrooms: Primary bedroom on upper level; Two additional bedrooms on upper level
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 6 total rooms; Other interior features
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.7% 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-, crime F, commute 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.
• Zoned schools: Oakdale Elementary School (math 13% / reading 21%, grade F, #1,337 of 1,584 statewide, top 86%, 385 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.4%/yr); 119 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 33% 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 $608 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $35k; list at $88k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1914 — 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: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $78,700
• List price: $87,900
• Delta: 11.69%
• 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
1455 Oak St	0.05mi	3/1.0	1,116 (+1%)	5mo	$63,500	$57	92
1537 Akron St	0.11mi	3/2.0	1,188 (+7%)	3mo	$131,500	$111	76
709 Sylvester Ave	0.37mi	3/1.0	1,112 (+0%)	8mo	$103,000	$93	76
1521 Remington St	0.13mi	3/1.0	1,030 (-7%)	9mo	$130,000	$126	75
1406 Utah St	0.21mi	2/1.0 (-1)	1,144 (+3%)	8mo	$30,000	$26	73
1525 Akron St	0.09mi	3/1.0	999 (-10%)	8mo	$93,500	$94	73
47 E Foulkes St	0.36mi	3/1.0	1,232 (+11%)	5mo	$46,000	$37	61
1122 Vinal St	0.56mi	4/1.0 (+1)	1,180 (+6%)	1mo	$123,400	$105	57
1903 Sharon Dr	0.75mi	3/1.0	1,176 (+6%)	10mo	$200,000	$170	47
1021 Liberty St	0.57mi	3/1.0	1,248 (+12%)	8mo	$119,000	$95	46
1813 Milroy St	0.54mi	2/1.0 (-1)	960 (-13%)	4mo	$60,480	$63	44
901 Clark St	0.70mi	2/— (-1)	944 (-15%)	7mo	$10,450	$11	31

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: 3.7%
• Equity multiple: 1.15×
• Total profit: $3,638
• Equity at exit: $13,106

10-year hold

• IRR: 15.4%
• Equity multiple: 2.39×
• Total profit: $34,150
• Equity at exit: $7,600

Cash invested: $24,612 (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: 119
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$461
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $239

Break-even live

Break-even rent $770

Max offer price $87,900

Occupancy floor 73%

Sensitivity live

Price	-10% $289	-5% $264	+0% $239	+5% $214	+10% $190
Rent	-10% $155	-5% $197	+0% $239	+5% $282	+10% $324
Rate	-1.0pp $284	-0.5pp $262	base $239	+0.5pp $217	+1.0pp $193

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	45d	1	0.16mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	45d	1	0.59mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	45d	1	0.62mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	45d	1	0.66mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	15d	1	0.73mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	25d	1	0.77mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	45d	1	0.77mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	15d	1	0.77mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	45d	1	0.77mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	15d	1	0.94mi
2480 Tracy Rd Northwood, OH	1.0–2.0	1.0	717	$1,015	$1.41	15d	1	1.01mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	15d	1	1.01mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	45d	1	1.10mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	25d	1	1.14mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	45d	1	1.15mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	15d	1	1.24mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	15d	1	1.24mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	15d	1	1.27mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	15d	1	1.30mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	22d	1	1.37mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	45d	1	1.40mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	25d	1	1.48mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	45d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   status $87,900 Pending 50 DOM
2. 2026-06-18
   days on market $87,900 Active 50 DOM
3. 2026-06-17
   days on market $87,900 Active 49 DOM
4. 2026-06-16
   days on market $87,900 Active 48 DOM
5. 2026-06-15
   days on market $87,900 Active 47 DOM
6. 2026-06-14
   days on market $87,900 Active 45 DOM
7. 2026-06-10
   days on market $87,900 Active 42 DOM
8. 2026-06-09
   days on market $87,900 Active 41 DOM
9. 2026-06-08
   days on market $87,900 Active 40 DOM
10. 2026-06-07
    days on market $87,900 Active 39 DOM
11. 2026-06-05
    days on market $87,900 Active 36 DOM
12. 2026-06-03
    days on market $87,900 Active 35 DOM
13. 2026-06-02
    days on market $87,900 Active 34 DOM
14. 2026-06-01
    days on market $87,900 Active 33 DOM
15. 2026-05-31
    days on market $87,900 Active 32 DOM
16. 2026-05-30
    days on market $87,900 Active 31 DOM
17. 2026-04-01
    listed $87,900 Active 362-char remark
18. 2025-10-14
    price $35,000 141-char remark

    Show marketing remark (141 chars)

    This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

19. 2024-01-21
    historical $900
20. 2024-01-07
    listed $900
21. 2023-12-08
    soldstatus $35,000 Closed 141-char remark

    Show marketing remark (141 chars)

    This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

22. 2023-12-06
    status Pending 141-char remark

    Show marketing remark (141 chars)

    This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

23. 2023-12-06
    price $43,500 141-char remark

    Show marketing remark (141 chars)

    This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

24. 2023-10-23
    historical Contingent 141-char remark

    Show marketing remark (141 chars)

    This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

25. 2023-10-09
    price $43,500 141-char remark

    Show marketing remark (141 chars)

    This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

26. 2023-09-04
    listed $59,900 Active 141-char remark

    Show marketing remark (141 chars)

    This is a home looking for a family. It also could be an incredible rental opportunity. The garage has 220 electrical and is ready to go!!!

27. 2005-11-04
    historical
28. 2005-10-20
    listed $69,900
29. 2005-10-16
    historical
30. 2005-06-13
    listed $69,900
31. 2005-06-10
    historical
32. 2004-01-05
    listed $69,900
33. 1994-02-17
    soldstatus $29,900

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: +$21/yr (+$2/mo · 1.6%)

ⓘ 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: $12,877
• − Mortgage interest: −$4,924
• − Property taxes: −$1,330
• − Insurance: −$440
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,557
• Taxable income: $1,567
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,496/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

+194.0% since first listed

18 events — show timeline

• 2026-06-18 Pending — NORIS
• 2026-04-01 Listed $87,900 NORIS
• 2025-10-14 Price Changed $35,000 NORIS
• 2024-01-21 Rental Removed $900 APPFOLIO
• 2024-01-07 Listed for Rent $900 APPFOLIO
• 2023-12-08 Sold (MLS) $35,000 NORIS
• 2023-12-06 Pending — NORIS
• 2023-12-06 Price Changed $43,500 NORIS
• 2023-10-23 Contingent — NORIS
• 2023-10-09 Price Changed $43,500 NORIS
• 2023-09-04 Listed $59,900 NORIS
• 2005-11-04 Listing Removed — NORIS
• 2005-10-20 Listed $69,900 NORIS
• 2005-10-16 Listing Removed — NORIS
• 2005-06-13 Listed $69,900 NORIS
• 2005-06-10 Listing Removed — NORIS
• 2004-01-05 Listed $69,900 NORIS
• 1994-02-17 Sold (Public Records) $29,900 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,330 · +0.8% YoY. Source: county tax records.