1102 Harding Dr · Toledo, OH 43609

$74,900

3 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 28 Days on market

Built 1897 3,700 sqft lot $72/sqft · 89% above area

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Updated 3-bedroom, 1-bath home offering plenty of value and peace of mind. Recent improvements include a new sump pump in the basement, new tile flooring in the kitchen, new tile in the bathroom, and fresh interior paint. Additional updates include a new roof, new windows, new siding throughout, and a detached garage featuring new siding, a new garage door, and garage door opener. Great opportunity for an owner-occupant or investor. Currently rented for $1,000.

Key facts

• New tile flooring
• New siding
• New sump pump

Tags

• NEW SUMP PUMP
• NEW TILE FLOORING
• FRESH INTERIOR PAINT
• NEW ROOF
• NEW WINDOWS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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-, schools D-, crime 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.
• Market conditions: Rents rising fast (+7.8%/yr); 99 active listings in the ZIP; 16 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

• In year one you build about $1k of equity ($518 loan paydown + $561 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $16k; list at $75k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $73,776 (1.5% below list)

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: 1.33% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (median comp): $39,540
• List price: $74,900
• Delta: 89.43%
• 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
1127 Harding Dr	0.06mi	3/1.0	1,104 (+6%)	4mo	$22,000	$20	85
1152 Colton St	0.35mi	3/1.0	1,046 (0%)	1mo	$65,000	$62	83
1402 Prouty Ave	0.40mi	3/1.0	1,030 (-2%)	1mo	$50,000	$49	78
1057 Harding Dr	0.03mi	3/2.0	1,184 (+13%)	4mo	$98,500	$83	69
445 Hiett Ave	0.38mi	3/1.0	1,144 (+9%)	3mo	$33,000	$29	65
624 Carlton St	0.57mi	3/2.0	1,013 (-3%)	2mo	$134,888	$133	63
855 Brighton Ave	0.73mi	3/1.0	1,070 (+2%)	2mo	$97,500	$91	61
1321 Gordon St	0.54mi	3/1.0	1,131 (+8%)	5mo	$70,600	$62	57
511 Congress St	0.65mi	3/1.0	1,109 (+6%)	6mo	$55,000	$50	54
1007 Shadowlawn Dr	0.70mi	3/1.0	1,116 (+7%)	4mo	$72,500	$65	52
819 Lodge Ave	0.66mi	3/2.0	1,190 (+14%)	1mo	$65,000	$55	42
1023 Shadowlawn Dr	0.72mi	3/1.0	1,193 (+14%)	2mo	$72,000	$60	41

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: 20.9%
• Equity multiple: 2.10×
• Total profit: $23,041
• Equity at exit: $24,598

10-year hold

• IRR: 27.1%
• Equity multiple: 4.74×
• Total profit: $78,400
• Equity at exit: $31,949

Cash invested: $20,972 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $275

Break-even live

Break-even rent $645

Max offer price $74,900

Occupancy floor 67%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	0.36mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	0.41mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	44d	1	0.41mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	0.43mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	44d	1	0.43mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	0.48mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	0.55mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	0.55mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	44d	1	0.62mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	44d	1	0.62mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	0.66mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	44d	1	0.71mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	0.97mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	1.13mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	1.38mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	44d	1	1.44mi

Listing history 32 events

1. 2026-06-18
   days on market $74,900 Active 28 DOM
2. 2026-06-17
   days on market $74,900 Active 27 DOM
3. 2026-06-16
   days on market $74,900 Active 26 DOM
4. 2026-06-15
   days on market $74,900 Active 25 DOM
5. 2026-06-14
   statusdays on market $74,900 Active 23 DOM
6. 2026-05-13
   status Pending 465-char remark

   Show marketing remark (465 chars)

   Updated 3-bedroom, 1-bath home offering plenty of value and peace of mind. Recent improvements include a new sump pump in the basement, new tile flooring in the kitchen, new tile in the bathroom, and fresh interior paint. Additional updates include a new roof, new windows, new siding throughout, and a detached garage featuring new siding, a new garage door, and garage door opener. Great opportunity for an owner-occupant or investor. Currently rented for $1,000.

7. 2026-04-22
   listed $74,900 Active 465-char remark

   Show marketing remark (465 chars)

   Updated 3-bedroom, 1-bath home offering plenty of value and peace of mind. Recent improvements include a new sump pump in the basement, new tile flooring in the kitchen, new tile in the bathroom, and fresh interior paint. Additional updates include a new roof, new windows, new siding throughout, and a detached garage featuring new siding, a new garage door, and garage door opener. Great opportunity for an owner-occupant or investor. Currently rented for $1,000.

8. 2025-10-14
   price $16,500 214-char remark

   Show marketing remark (214 chars)

   Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

9. 2025-10-14
   price $8,700

   Show marketing remark (214 chars)

   Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

10. 2025-10-13
    price $3,600
11. 2025-10-13
    price $4,900
12. 2024-02-15
    soldstatus $16,500 Closed 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

13. 2024-02-02
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

14. 2024-01-24
    price $26,000 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

15. 2024-01-12
    price $29,999 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

16. 2024-01-04
    price $32,000 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

17. 2023-11-07
    price $37,000 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

18. 2023-10-19
    status Active 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

19. 2023-10-02
    historical Contingent 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

20. 2023-09-25
    listed $42,000 Active 214-char remark

    Show marketing remark (214 chars)

    Cute 3 bedroom with fenced in yard. Spacious living areas, has attached back porch. 2 car garage detached. Home all on 1 floor . Home has been reset, paint, clean carpet, ready to go except unknown furnace issue

21. 2022-06-09
    price $775
22. 2014-08-05
    soldstatus $87,000
23. 2014-08-01
    soldstatus $8,700
24. 2014-07-29
    price $9,400
25. 2014-07-07
    listed $9,400
26. 2012-01-03
    soldstatus $3,600
27. 2011-11-11
    listed $4,995
28. 2011-07-29
    historical
29. 2011-05-25
    listed $10,500
30. 2010-06-11
    soldstatus $4,900
31. 2010-03-26
    listed $5,900
32. 1994-10-26
    soldstatus $20,000

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,097 · $91/mo
• Expected delta: +$71/yr (+$6/mo · 6.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $11,917
• − Mortgage interest: −$4,196
• − Property taxes: −$1,026
• − Insurance: −$374
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,179
• Taxable income: $2,235
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $2,764/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

+274.5% since first listed

27 events — show timeline

• 2026-05-13 Pending — NORIS
• 2026-04-22 Listed $74,900 NORIS
• 2025-10-14 Price Changed $16,500 NORIS
• 2025-10-14 Price Changed $8,700 NORIS
• 2025-10-13 Price Changed $3,600 NORIS
• 2025-10-13 Price Changed $4,900 NORIS
• 2024-02-15 Sold (MLS) $16,500 NORIS
• 2024-02-02 Pending — NORIS
• 2024-01-24 Price Changed $26,000 NORIS
• 2024-01-12 Price Changed $29,999 NORIS
• 2024-01-04 Price Changed $32,000 NORIS
• 2023-11-07 Price Changed $37,000 NORIS
• 2023-10-19 Relisted — NORIS
• 2023-10-02 Contingent — NORIS
• 2023-09-25 Listed $42,000 NORIS
• 2022-06-09 Price Changed $775 RENT.
• 2014-08-05 Sold (Public Records) $87,000 Public Records
• 2014-08-01 Sold (MLS) $8,700 NORIS
• 2014-07-29 Price Changed $9,400 NORIS
• 2014-07-07 Listed $9,400 NORIS
• 2012-01-03 Sold (MLS) $3,600 NORIS
• 2011-11-11 Listed $4,995 NORIS
• 2011-07-29 Listing Removed — NORIS
• 2011-05-25 Listed $10,500 NORIS
• 2010-06-11 Sold (MLS) $4,900 NORIS
• 2010-03-26 Listed $5,900 NORIS
• 1994-10-26 Sold (Public Records) $20,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,026 · +2.5% YoY. Source: county tax records.