558 Thurston St · Toledo, OH 43605

$84,900

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 51 Days on market

Built 1959 6,000 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HARDWOOD FLOORS THROUGHOUT. NEW BATH. BASEMENT WITH WET BAR. OFF STREET PARKING. REAR ENCLOSURE. 2 CAR GARAGE WITH OPENER. RAYMER ELEMENTARY. GET YOUR BUYERS INSIDE

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Raymer Elementary School (math 14% / reading 16%, grade F, #1,377 of 1,584 statewide, top 87%, 424 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); 117 active listings in the ZIP; 30 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).
• 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 $587 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $73k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1959 — 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: 1.26% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $55,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 Howland Ave	0.15mi	3/1.0	1,027 (+5%)	4mo	$65,000	$63	82
616 Spring Grove Ave	0.25mi	3/1.0	920 (-6%)	6mo	$36,000	$39	73
328 White St	0.50mi	2/1.0 (-1)	1,000 (+2%)	1mo	$39,900	$40	67
1110 Camden St	0.68mi	3/1.0	982 (+0%)	6mo	$67,000	$68	63
651 Dearborn Ave	0.24mi	2/1.0 (-1)	858 (-12%)	1mo	$41,000	$48	62
932 Cresceus Rd	0.68mi	2/1.0 (-1)	983 (+0%)	4mo	$118,000	$120	59
1012 Idaho St	0.66mi	3/1.0	1,041 (+6%)	0mo	$84,900	$82	58
1133 Nevada St	0.53mi	2/1.0 (-1)	1,044 (+6%)	4mo	$36,000	$34	56
643 Willard St	0.54mi	2/1.0 (-1)	912 (-7%)	7mo	$39,500	$43	52
2252 Digby St	0.60mi	3/1.0	864 (-12%)	1mo	$49,475	$57	51
319 White St	0.49mi	2/1.0 (-1)	848 (-14%)	4mo	$40,000	$47	46
2325 Wilkes Rd	0.67mi	2/1.0 (-1)	844 (-14%)	5mo	$123,750	$147	36

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $6,150
• Equity at exit: $12,659

10-year hold

• IRR: 17.8%
• Equity multiple: 2.64×
• Total profit: $38,903
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$445
• Tax from tax record: −$94 /mo · $1,122/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $271

Break-even live

Break-even rent $727

Max offer price $84,900

Occupancy floor 70%

Sensitivity live

Price	-10% $319	-5% $295	+0% $271	+5% $247	+10% $223
Rent	-10% $187	-5% $229	+0% $271	+5% $314	+10% $356
Rate	-1.0pp $314	-0.5pp $293	base $271	+0.5pp $249	+1.0pp $227

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	44d	1	0.10mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	0.12mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	24d	1	0.23mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	0.28mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	0.36mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	0.37mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	24d	1	0.53mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	44d	1	0.55mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	14d	1	0.55mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.59mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	0.73mi
251 Graham St Apt A Toledo, OH	2.0	1.0	625	$850	$1.36	44d	1	0.87mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	24d	1	0.89mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.94mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	44d	1	1.00mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	24d	1	1.03mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	1.11mi
21 Magyar St Toledo, OH	2.0	1.0	680	$1,050	$1.54	44d	1	1.11mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	1.13mi
1103 S Wheeling St Oregon, OH	2.0	1.0	825	$1,049	$1.27	44d	1	1.16mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	1.18mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	24d	1	1.18mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	1.23mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	44d	1	1.30mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	24d	1	1.31mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	1.34mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$1,434	$1.79	24d	1	1.40mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$953	$1.19	14d	1	1.40mi
2337 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	14d	1	1.47mi
2401 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	14d	1	1.49mi

Listing history 19 events

1. 2026-03-25
   status Pending
2. 2026-02-25
   status Active
3. 2026-02-20
   status Pending
4. 2026-01-28
   listed $84,900 Active
5. 2026-01-22
   historical $84,900
6. 2026-01-19
   historical
7. 2025-11-06
   price $85,000
8. 2025-10-09
   price $59,500 164-char remark

   Show marketing remark (164 chars)

   HARDWOOD FLOORS THROUGHOUT. NEW BATH. BASEMENT WITH WET BAR. OFF STREET PARKING. REAR ENCLOSURE. 2 CAR GARAGE WITH OPENER. RAYMER ELEMENTARY. GET YOUR BUYERS INSIDE

9. 2025-09-28
   listed $93,000 Active
10. 2007-09-17
    soldstatus $73,000
11. 2007-09-14
    soldstatus $73,000
12. 2007-05-25
    price $73,000
13. 2006-08-14
    listed $68,000
14. 2001-03-28
    soldstatus $59,500
15. 2001-03-26
    soldstatus $59,500 164-char remark

    Show marketing remark (164 chars)

    HARDWOOD FLOORS THROUGHOUT. NEW BATH. BASEMENT WITH WET BAR. OFF STREET PARKING. REAR ENCLOSURE. 2 CAR GARAGE WITH OPENER. RAYMER ELEMENTARY. GET YOUR BUYERS INSIDE

16. 2001-02-12
    listed $61,500 164-char remark

    Show marketing remark (164 chars)

    HARDWOOD FLOORS THROUGHOUT. NEW BATH. BASEMENT WITH WET BAR. OFF STREET PARKING. REAR ENCLOSURE. 2 CAR GARAGE WITH OPENER. RAYMER ELEMENTARY. GET YOUR BUYERS INSIDE

17. 1993-05-07
    soldstatus $50,000
18. 1990-05-21
    soldstatus $46,000
19. 1985-07-09
    soldstatus $46,000

ⓘ 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: $1,122 · $94/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: +$101/yr (+$8/mo · 9.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,844
• − Mortgage interest: −$4,756
• − Property taxes: −$1,122
• − Insurance: −$424
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,470
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $2,773/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

+84.6% since first listed

19 events — show timeline

• 2026-03-25 Pending — NORIS
• 2026-02-25 Relisted — NORIS
• 2026-02-20 Pending — NORIS
• 2026-01-28 Listed $84,900 NORIS
• 2026-01-22 Coming Soon $84,900 NORIS
• 2026-01-19 Listing Removed — NORIS
• 2025-11-06 Price Changed $85,000 NORIS
• 2025-10-09 Price Changed $59,500 NORIS
• 2025-09-28 Listed $93,000 NORIS
• 2007-09-17 Sold (Public Records) $73,000 Public Records
• 2007-09-14 Sold (MLS) $73,000 NORIS
• 2007-05-25 Price Changed $73,000 NORIS
• 2006-08-14 Listed $68,000 NORIS
• 2001-03-28 Sold (Public Records) $59,500 Public Records
• 2001-03-26 Sold (MLS) $59,500 NORIS
• 2001-02-12 Listed $61,500 NORIS
• 1993-05-07 Sold (Public Records) $50,000 Public Records
• 1990-05-21 Sold (Public Records) $46,000 Public Records
• 1985-07-09 Sold (Public Records) $46,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,122 · -9.8% YoY. Source: county tax records.