517 Knower St · Toledo, OH 43609

$69,500

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 21 Days on market

Built 1877 3,920 sqft lot $72/sqft · 41% above area Est $49k · 41% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice vinyl sided 1 1/2 story. Square footage probably does not include dormer space. Newer furnace, some updated windows. Please provide proof of funds or preapproval letter with offer.

Key facts

• 3,920 sq ft lot
• Built 1877
• Listed 21 days

Property features AI

Exterior

• Parking: Driveway; Concrete surfaces; Accessible parking
• Security: Security system; Building security; Fire escape
• Utilities: Electricity connected (100 Amp service, circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One and one-half levels; No attached units or common walls; Residential property
• Construction: Vinyl siding; Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Eat-in kitchen; Gas range
• Bedrooms: Primary bedroom on main level (approx. 11 x 11); Bedroom 2 on upper level (approx. 22 x 16); Bedroom 3 on main level (approx. 11 x 8)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); 7 total rooms; Has partial block basement
• Laundry & utility: Laundry on main level and in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $70k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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-, 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: Marshall Stemm Academy (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 374 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 (+7.8%/yr); 99 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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

• In year one you build about $1k of equity ($481 loan paydown + $521 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,457 (1.5% below list)

Questions for the listing agent

1. Built in 1877 — 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: 1.39% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $49,378
• List price: $69,500
• Delta: 40.75%
• 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
517 Knower St	0.00mi	3/1.0 (+1)	966 (0%)	1mo	$65,000	$67	94
267 Leland Ave	0.25mi	2/1.0	969 (+0%)	9mo	$87,000	$90	80
616 Pleasant Pl	0.27mi	3/1.5 (+1)	941 (-3%)	6mo	$45,000	$48	70
356 Sumner St	0.34mi	2/1.0	910 (-6%)	8mo	$24,900	$27	68
710 Western Ave	0.35mi	2/1.0	1,028 (+6%)	8mo	$72,500	$71	66
570 Orchard St	0.26mi	2/1.5	836 (-14%)	7mo	$40,000	$48	58
511 Congress St	0.26mi	3/1.0 (+1)	1,109 (+15%)	6mo	$55,000	$50	53
215 Walbridge Ave	0.31mi	2/1.0	1,104 (+14%)	13mo	$45,000	$41	51
315 Sumner St	0.39mi	2/1.0	860 (-11%)	15mo	$27,000	$31	51
58 City Park	0.67mi	3/1.0 (+1)	1,008 (+4%)	7mo	$45,000	$45	51
930 Colburn St	0.68mi	3/1.0 (+1)	938 (-3%)	12mo	$45,000	$48	49
910 Orchard St	0.67mi	2/1.0	888 (-8%)	10mo	$25,000	$28	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.27×
• Total profit: $24,738
• Equity at exit: $22,824

10-year hold

• IRR: 30.0%
• Equity multiple: 5.14×
• Total profit: $80,652
• Equity at exit: $29,646

Cash invested: $19,460 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $963 high
• Mortgage (P&I): −$364
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $305

Break-even live

Break-even rent $577

Max offer price $69,500

Occupancy floor 63%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Maumee Ave Unit D Toledo, OH	1.0	1.0	622	$475	$0.76	43d	1	0.07mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	13d	1	0.26mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	0.45mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	0.46mi
223 Charles St Toledo, OH	2.0	1.0	612	$875	$1.43	43d	1	0.61mi
1037 Orchard St Toledo, OH	2.0	1.0	696	$820	$1.18	21d	1	0.84mi
400 Nebraska Ave Toledo, OH	1.0	1.0	664	$1,129	$1.70	13d	1	1.11mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	1.16mi
34 S Erie St Unit 611 Toledo, OH	1.0	1.0	990	$1,300	$1.31	43d	1	1.25mi
34 S Erie St Apt 602 Toledo, OH	1.0	1.0	894	$1,315	$1.47	43d	1	1.25mi
34 S Erie St Unit 409 Toledo, OH	1.0	1.0	930	$1,375	$1.48	43d	1	1.25mi
34 S Erie St Unit 202 Toledo, OH	1.0	1.0	894	$1,275	$1.43	23d	1	1.25mi
34 S Erie St Unit 107 Toledo, OH	1.0	1.0	1103	$1,300	$1.18	23d	1	1.25mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	13d	1	1.26mi
34 S Erie St Unit 209 Toledo, OH	1.0	1.0	930	$1,375	$1.48	23d	1	1.26mi
15 S Ontario St Apt 409 Toledo, OH	1.0	1.0	984	$1,695	$1.72	43d	1	1.30mi
1 S Erie St Toledo, OH	1.0	1.0	846	$1,410	$1.67	13d	1	1.31mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	43d	1	1.33mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	1.35mi
23 N Summit St Toledo, OH	1.0	1.0	838	$1,475	$1.76	13d	2	1.38mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	43d	1	1.43mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	1.47mi
123 Water St Unit 411 Toledo, OH	1.0	1.0	747	$1,380	$1.85	23d	1	1.47mi
123 Water St Unit 307 Toledo, OH	1.0	1.0	914	$1,445	$1.58	43d	1	1.47mi
538 Nicholas St Unit B Toledo, OH	1.0	1.0	600	$600	$1.00	43d	1	1.48mi

Listing history 15 events

1. 2026-05-15
   status Pending 380-char remark
2. 2026-04-24
   listed $69,500 Active 380-char remark
3. 2025-10-09
   price $26,000 185-char remark

   Show marketing remark (185 chars)

   Nice vinyl sided 1 1/2 story. Square footage probably does not include dormer space. Newer furnace, some updated windows. Please provide proof of funds or preapproval letter with offer.

4. 2022-05-09
   soldstatus $38,500 Closed

   Show marketing remark (559 chars)

   Great 3 bed, 1.5 story with lots of options upstairs for den, 4th bedroom or play area. Bright living roomand nice kitchen with newer addition that is used for a large eat-in area. 2003 complete renovation withall new - vinyl siding, windows, roof, doors, furnace, A/C, electrical and breaker box, kitchen cabinets,new bathroom & new plumbing. Main floor laundry room. Newer carpet throughout. Move incondition! Square footage from county auditor does not include newly finished upper level. Greatinvestment property w/ long term tenant at $675 per month.

5. 2022-05-03
   status Pending

   Show marketing remark (559 chars)

   Great 3 bed, 1.5 story with lots of options upstairs for den, 4th bedroom or play area. Bright living roomand nice kitchen with newer addition that is used for a large eat-in area. 2003 complete renovation withall new - vinyl siding, windows, roof, doors, furnace, A/C, electrical and breaker box, kitchen cabinets,new bathroom & new plumbing. Main floor laundry room. Newer carpet throughout. Move incondition! Square footage from county auditor does not include newly finished upper level. Greatinvestment property w/ long term tenant at $675 per month.

6. 2022-05-03
   price $38,500

   Show marketing remark (559 chars)

   Great 3 bed, 1.5 story with lots of options upstairs for den, 4th bedroom or play area. Bright living roomand nice kitchen with newer addition that is used for a large eat-in area. 2003 complete renovation withall new - vinyl siding, windows, roof, doors, furnace, A/C, electrical and breaker box, kitchen cabinets,new bathroom & new plumbing. Main floor laundry room. Newer carpet throughout. Move incondition! Square footage from county auditor does not include newly finished upper level. Greatinvestment property w/ long term tenant at $675 per month.

7. 2022-04-18
   historical Contingent

   Show marketing remark (559 chars)

   Great 3 bed, 1.5 story with lots of options upstairs for den, 4th bedroom or play area. Bright living roomand nice kitchen with newer addition that is used for a large eat-in area. 2003 complete renovation withall new - vinyl siding, windows, roof, doors, furnace, A/C, electrical and breaker box, kitchen cabinets,new bathroom & new plumbing. Main floor laundry room. Newer carpet throughout. Move incondition! Square footage from county auditor does not include newly finished upper level. Greatinvestment property w/ long term tenant at $675 per month.

8. 2022-04-11
   listed $34,900 Active

   Show marketing remark (559 chars)

   Great 3 bed, 1.5 story with lots of options upstairs for den, 4th bedroom or play area. Bright living roomand nice kitchen with newer addition that is used for a large eat-in area. 2003 complete renovation withall new - vinyl siding, windows, roof, doors, furnace, A/C, electrical and breaker box, kitchen cabinets,new bathroom & new plumbing. Main floor laundry room. Newer carpet throughout. Move incondition! Square footage from county auditor does not include newly finished upper level. Greatinvestment property w/ long term tenant at $675 per month.

9. 2006-06-02
   soldstatus $26,000 185-char remark

   Show marketing remark (185 chars)

   Nice vinyl sided 1 1/2 story. Square footage probably does not include dormer space. Newer furnace, some updated windows. Please provide proof of funds or preapproval letter with offer.

10. 2006-05-08
    price $29,900 185-char remark

    Show marketing remark (185 chars)

    Nice vinyl sided 1 1/2 story. Square footage probably does not include dormer space. Newer furnace, some updated windows. Please provide proof of funds or preapproval letter with offer.

11. 2006-02-02
    listed $29,900 185-char remark

    Show marketing remark (185 chars)

    Nice vinyl sided 1 1/2 story. Square footage probably does not include dormer space. Newer furnace, some updated windows. Please provide proof of funds or preapproval letter with offer.

12. 2005-04-05
    historical
13. 2004-08-31
    listed $47,900
14. 1999-04-02
    soldstatus $32,000
15. 1997-12-01
    soldstatus $13,000

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $918 · $76/mo
• Expected delta: +$166/yr (+$14/mo · 22.1%)

ⓘ 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 ≥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: $11,557
• − Mortgage interest: −$3,893
• − Property taxes: −$752
• − Insurance: −$348
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,022
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,011/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+400.0% since first listed

16 events — show timeline

• 2026-05-29 Sold (MLS) $65,000 NORIS
• 2026-05-15 Pending — NORIS
• 2026-04-24 Listed $69,500 NORIS
• 2025-10-09 Price Changed $26,000 NORIS
• 2022-05-09 Sold (MLS) $38,500 NORIS
• 2022-05-03 Pending — NORIS
• 2022-05-03 Price Changed $38,500 NORIS
• 2022-04-18 Contingent — NORIS
• 2022-04-11 Listed $34,900 NORIS
• 2006-06-02 Sold (MLS) $26,000 NORIS
• 2006-05-08 Price Changed $29,900 NORIS
• 2006-02-02 Listed $29,900 NORIS
• 2005-04-05 Listing Removed — NORIS
• 2004-08-31 Listed $47,900 NORIS
• 1999-04-02 Sold (Public Records) $32,000 Public Records
• 1997-12-01 Sold (Public Records) $13,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $752 · +4.5% YoY. Source: county tax records.