5831 316th St · Toledo, OH 43611

$99,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 14 Days on market

Built 1917 3,000 sqft lot Est $128k · 22% under

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Why this score? — see what drove the B- 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated and move-in ready! Located just one block from Lake Erie, this beautifully updated 2-bedroom, 1-bath with den & Front Sunroom. Home combines modern upgrades with a sought-after Point Place location. Recent improvements include all new plumbing, electrical, and gas lines. The home features open bed or office into upper bedroom ideal sitting room or study, a detached 1.5-car garage, and a fenced backyard. Enjoy easy access to Lake Erie, nearby parks, marinas, and waterfront recreation. Vacant and ready for its next owner!

Key facts

• 3,000 sq ft lot
• Garage
• Built 1917

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces; Gravel and off-street parking
• Utilities: Electricity connected; Natural gas available and connected; Public water; Public sewer; Cable available; WiFi available
• Home design: Single-family house; Detached (no common walls); One and one-half levels (2 stories total); Living area reported from public records
• Construction: Aluminum siding; Metal siding; Crawl space foundation; Year built per public records
• Exterior features: Shingle roof; Chain link fence; City street frontage; Asphalt road surface

Interior

• Kitchen: Kitchen on the Main level (approx. 11.5 x 14)
• Bedrooms: Bedroom 2 on the Upper level; Bedroom 3 on the Main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 7 total rooms; Other interior features
• Laundry & utility: Utility room on the Main level (approx. 8 x 8); Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.8% 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-, 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: Edgewater Elementary School (math 17% / reading 37%, grade F, #1,193 of 1,584 statewide, top 76%, 183 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 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: 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $100k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1917 — 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: 1.24% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $127,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5917 316th St	0.07mi	2/1.0 (-1)	860 (-4%)	1mo	$115,000	$134	84
3045 129th St	0.54mi	3/1.0	912 (+1%)	3mo	$45,000	$49	70
3571 145th St	0.37mi	2/1.0 (-1)	876 (-3%)	5mo	$100,000	$114	69
6053 325th St	0.53mi	3/1.0	925 (+3%)	2mo	$19,000	$21	69
5918 316th St	0.07mi	2/1.0 (-1)	1,004 (+12%)	13mo	$87,000	$87	61
6069 323rd St	0.47mi	2/1.0 (-1)	925 (+3%)	11mo	$100,000	$108	59
2852 136th St	0.61mi	2/1.0 (-1)	892 (-1%)	9mo	$140,000	$157	58
6024 322nd St	0.41mi	2/1.0 (-1)	822 (-9%)	5mo	$127,500	$155	57
5415 302nd St	0.73mi	2/1.0 (-1)	914 (+2%)	8mo	$130,000	$142	51
5542 N Summit St	0.73mi	2/1.0 (-1)	934 (+4%)	8mo	$149,000	$160	48
3527 146th St	0.37mi	3/2.0	1,015 (+13%)	15mo	$146,495	$144	44
5403 303rd St	0.72mi	2/1.0 (-1)	972 (+8%)	9mo	$139,000	$143	41

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,236
• Equity at exit: $14,895

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $25,727
• Equity at exit: $8,638

Cash invested: $27,972 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 64
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $289

Break-even live

Break-even rent $877

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 131st St Toledo, OH	2.0	1.0	760	$825	$1.08	14d	1	0.73mi
2924 117th St Toledo, OH	3.0	2.0	1110	$1,350	$1.22	14d	1	1.00mi
2924 117th St Toledo, OH	3.0	1.5	1110	$1,350	$1.22	21d	1	1.00mi

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 14 DOM
2. 2026-06-17
   days on market $99,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   price $99,900 Active 11 DOM
5. 2026-06-15
   days on market $114,900 Active 11 DOM
6. 2026-06-14
   remarks 548-char remark
7. 2026-06-14
   days on market $114,900 Active 9 DOM
8. 2026-06-10
   days on market $114,900 Active 6 DOM
9. 2026-06-09
   days on market $114,900 Active 5 DOM
10. 2026-06-08
    days on market $114,900 Active 4 DOM
11. 2026-06-07
    days on market $114,900 Active 3 DOM
12. 2026-06-05
    status $114,900 Active 1 DOM
13. 2026-06-03
    remarks 520-char remark
14. 2026-06-03
    listed $114,900 Coming Soon 1 DOM

ⓘ 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: $1,530 · $127/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$14/yr (+$1/mo · 0.9%)

ⓘ 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 · 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: $14,916
• − Mortgage interest: −$5,596
• − Property taxes: −$1,530
• − Insurance: −$500
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,906
• Taxable income: $1,998
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $2,988/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · 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: ▼ -79.15%
• Current HPI: 245.2841
• 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

+504.7% since first listed

3 events — show timeline

• 2026-06-02 Coming Soon $114,900 NORIS
• 1995-05-25 Sold (Public Records) $22,500 Public Records
• 1994-01-04 Sold (Public Records) $19,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,530 · -0.1% YoY. Source: county tax records.