319 Palmer St · Toledo, OH 43608

$65,000

1 bd · 1.0 ba · 740 sqft · SingleFamily public records · 3 Days on market

Built 1897 3,500 sqft lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED 1 BEDROOM HOME, FULL BASEMENT 2 CAR GARAGE. GREAT INVESTMENT, CASH FLOW, MAY BE BUNDLED WITH OTHER PORPERTIES FOR ADDITIONAL SAVINGS OR PURCHASE SEPARATE. RETIRE EARLY!!!

Key facts

• Remodeled bathroom
• Newer roof
• Electrical updates

Tags

• NEWER ROOF
• ELECTRICAL UPDATES
• BRAND-NEW PLUMBING
• REMODELED BATHROOM
• FULL BASEMENT
• SPACIOUS DETACHED GARAGE

Property features AI

Finance

• Other: Property type: Residential single-family residence; Lot about 0.08 acres with city street frontage on asphalt

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street and on-street parking; Alley access
• Utilities: Public water; Public sewer; 100 Amp electric service; Natural gas connected; Electricity connected; Cable available; Fiber and internet available
• Home design: Single-family house; One level / single-story; No shared/common walls; Living area listed as 740 (public records)
• Construction: Brick construction; Block foundation
• Exterior features: Private yard; Front porch; Covered porch; Shingle roof

Interior

• Kitchen: Gas range connection; Water heater (appliance present)
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Storage; Ceiling fans; Full basement with sump pump; 4 total rooms
• Laundry & utility: Washer hookup in basement; Laundry chute

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($719 rent vs $65k).

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: Sherman Elementary School (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 293 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: Rents rising (+3.9%/yr); 58 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago; this cycle's ask is 227% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1897 — 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: 1.11% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $26,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1142 Page St	0.27mi	1/1.0	772 (+4%)	12mo	$19,500	$25	70
161 Mettler St	0.27mi	2/1.0 (+1)	796 (+8%)	1mo	$23,500	$30	68
326 Bronson Ave	0.32mi	2/1.0 (+1)	740 (0%)	14mo	$28,000	$38	68
328 E Central Ave	0.42mi	2/1.0 (+1)	776 (+5%)	10mo	$25,500	$33	59
703 Ashwood Ave	0.47mi	2/1.0 (+1)	680 (-8%)	1mo	$36,000	$53	59
3245 Elm St	0.64mi	2/1.0 (+1)	756 (+2%)	3mo	$33,000	$44	59
419 E Streicher St	0.56mi	2/1.0 (+1)	672 (-9%)	5mo	$17,500	$26	49
233 Bronson Ave	0.36mi	2/1.0 (+1)	822 (+11%)	14mo	$30,000	$36	49
222 E Park St	0.50mi	2/1.0 (+1)	810 (+10%)	10mo	$41,800	$52	48
531 E Park St	0.55mi	2/1.0 (+1)	819 (+11%)	5mo	$8,500	$10	48
34 E Streicher St	0.65mi	2/1.0 (+1)	760 (+3%)	17mo	$25,000	$33	46
533 Everett St	0.34mi	2/1.0 (+1)	842 (+14%)	20mo	$110,000	$131	40

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-1,395
• Equity at exit: $9,692

10-year hold

• IRR: 8.6%
• Equity multiple: 1.68×
• Total profit: $12,434
• Equity at exit: $5,620

Cash invested: $18,200 (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 43608

• Home prices YoY: -21.3%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $719 high
• Mortgage (P&I): −$341
• Tax from tax record: −$66 /mo · $798/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $133

Break-even live

Break-even rent $550

Max offer price $65,000

Occupancy floor 76%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	21d	1	0.23mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$750	$0.93	14d	10	0.75mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	23d	1	0.82mi
409 W Bancroft St Toledo, OH	2.0	1.0	730	$880	$1.21	44d	1	1.05mi
425 W Bancroft St Toledo, OH	1.0	1.0	711	$725	$1.02	44d	1	1.07mi
2115 Collingwood Blvd Toledo, OH	2.0	1.0	676	$765	$1.13	23d	1	1.20mi
2115 Collingwood Blvd Toledo, OH	1.0	1.0	518	$565	$1.09	44d	1	1.20mi
1007 N Summit St Unit 1010 Toledo, OH	1.0	1.0	420	$697	$1.66	23d	1	1.22mi
1007 N Summit St Unit 1010 Toledo, OH	1.0	1.0	468	$797	$1.70	44d	1	1.22mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	1.28mi
142 23rd St Toledo, OH	1.0	1.0–1.5	508	$1,395	$2.75	44d	1	1.35mi
1825 Collingwood Blvd Toledo, OH	1.0	1.0	710	$850	$1.20	14d	1	1.39mi

Listing history 4 events

1. 2026-06-18
   days on market $65,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $65,000 Coming Soon 2 DOM
3. 2026-06-15
   remarks 656-char remark
4. 2026-06-15
   listed $65,000 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: $798 · $66/mo
• Projected year-2 tax: $906 · $75/mo
• Expected delta: +$108/yr (+$9/mo · 13.5%)

ⓘ 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: $8,623
• − Mortgage interest: −$3,641
• − Property taxes: −$798
• − Insurance: −$325
• − Repairs & maintenance: −$690
• − Management: −$690
• − Depreciation: −$1,891
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $1,458/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): 13,593
• Household income: $29,275
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 911.0

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 0.60)
• Race & ethnicity: Black 57% White 25% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -37.73%
• Current HPI: 139.4964
• Rent YoY: ▲ 3.89%
• 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

+97.6% since first listed

12 events — show timeline

• 2026-06-15 Coming Soon $65,000 NORIS
• 2025-10-14 Price Changed $10,000 NORIS
• 2008-04-29 Sold (Public Records) $190,000 Public Records
• 2008-04-28 Sold (MLS) $10,000 NORIS
• 2007-07-04 Listed $19,900 NORIS
• 2007-04-30 Listing Removed — NORIS
• 2007-01-10 Listed $39,000 NORIS
• 2004-07-20 Sold (Public Records) $23,100 Public Records
• 2004-07-19 Sold (MLS) $23,100 NORIS
• 2004-05-27 Listing Removed — NORIS
• 2004-05-26 Listed $23,100 NORIS
• 2004-02-06 Listed $32,900 NORIS

Property tax history

+2.6%/yr

Latest (2025): $798 · +21.1% YoY. Source: county tax records.