1267 Nebraska Ave · Toledo, OH 43607

$42,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 83 Days on market

Built 1887 5,200 sqft lot $37/sqft · 36% above area Est $31k · 36% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

2-bed, 1-bath home with strong investment potential featuring all new windows. Great opportunity for investors looking to add to their portfolio or take on a renovation project, with potential as a Section 8 rental or a great option for a first-time buyer. Property is being sold as-is. Cash offers only. No seller financing.

Key facts

• All new windows
• Renovation project
• 5,200 sq ft lot

Tags

• ALL NEW WINDOWS
• RENOVATION PROJECT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $39k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 7.7% 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: Grove Patterson Academy Elementary School (math 47% / reading 66%, grade C+, #761 of 1,584 statewide, top 48%, 403 students, 38% FRL); Toledo Early College High School (math 72% / reading 87%, grade A-, #35 of 781 statewide, top 6%, 334 students, 45% FRL) — zoned schools average 41% FRL vs 72% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 20% district-wide (+48 pts) — the actual schools serving this property are materially stronger than the Toledo City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.2%/yr); 85 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $290 of loan paydown is wiped out by about $1k 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 + 8.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $3k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $42k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.56% ✓
• Cap rate: 22.18%
• Cash-on-cash: 56.73%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (median comp): $30,848
• List price: $42,000
• Delta: 36.15%
• 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
1049 King St	0.42mi	2/1.0	1,109 (-3%)	3mo	$29,000	$26	72
1557 Indiana Ave	0.47mi	3/1.0 (+1)	1,161 (+1%)	7mo	$87,000	$75	65
1119 Indiana Ave	0.40mi	3/1.0 (+1)	1,218 (+6%)	2mo	$50,000	$41	65
1422 Tecumseh St	0.16mi	3/1.0 (+1)	1,298 (+13%)	3mo	$16,700	$13	64
1155 Pinewood Ave	0.42mi	3/1.5 (+1)	1,192 (+4%)	6mo	$54,000	$45	62
1614 Campbell St	0.45mi	3/1.0 (+1)	1,192 (+4%)	10mo	$41,000	$34	59
1038 Pinewood Ave	0.52mi	3/2.0 (+1)	1,203 (+5%)	3mo	$89,000	$74	56
834 Nebraska Ave	0.58mi	3/1.0 (+1)	1,199 (+4%)	10mo	$35,000	$29	52
1501 Fernwood Ave	0.67mi	3/1.0 (+1)	1,259 (+10%)	1mo	$60,000	$48	47
1534 Pinewood Ave	0.52mi	3/1.0 (+1)	1,030 (-10%)	9mo	$74,900	$73	46
213 Dale St	0.72mi	3/2.0 (+1)	1,212 (+6%)	3mo	$56,000	$46	46
1749 Hamilton St	0.53mi	3/1.5 (+1)	1,267 (+10%)	9mo	$90,000	$71	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 60.8%
• Equity multiple: 3.92×
• Total profit: $34,315
• Equity at exit: $6,262

10-year hold

• IRR: 67.2%
• Equity multiple: 9.63×
• Total profit: $101,457
• Equity at exit: $3,631

Cash invested: $11,760 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 85
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,077 high
• Mortgage (P&I): −$220
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $556

Break-even live

Break-even rent $373

Max offer price $42,000

Occupancy floor 43%

Sensitivity live

Price	-10% $580	-5% $568	+0% $556	+5% $544	+10% $532
Rent	-10% $471	-5% $513	+0% $556	+5% $599	+10% $641
Rate	-1.0pp $577	-0.5pp $567	base $556	+0.5pp $545	+1.0pp $534

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	45d	1	0.47mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	45d	1	0.59mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	45d	1	0.65mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	45d	1	0.78mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	45d	1	0.79mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	45d	1	0.90mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	25d	1	0.98mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	15d	1	1.03mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	15d	1	1.05mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	45d	1	1.06mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	45d	1	1.17mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	45d	1	1.24mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	45d	1	1.25mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	45d	1	1.27mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	25d	1	1.32mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	45d	1	1.32mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	45d	1	1.33mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	45d	1	1.35mi
707 Toronto Ave Toledo, OH	1.0	1.0	750	$775	$1.03	25d	1	1.35mi
1825 Collingwood Blvd Toledo, OH	1.0	1.0	710	$850	$1.20	15d	1	1.37mi
142 23rd St Toledo, OH	1.0	1.0–1.5	508	$1,395	$2.75	45d	1	1.42mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	25d	1	1.45mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	25d	1	1.47mi

Listing history 50 events

1. 2026-06-21
   days on market $42,000 Active 83 DOM
2. 2026-06-18
   days on market $42,000 Active 80 DOM
3. 2026-06-17
   days on market $42,000 Active 79 DOM
4. 2026-06-16
   days on market $42,000 Active 78 DOM
5. 2026-06-15
   days on market $42,000 Active 77 DOM
6. 2026-06-14
   days on market $42,000 Active 75 DOM
7. 2026-06-10
   days on market $42,000 Active 72 DOM
8. 2026-06-09
   days on market $42,000 Active 71 DOM
9. 2026-06-08
   days on market $42,000 Active 70 DOM
10. 2026-06-07
    days on market $42,000 Active 69 DOM
11. 2026-06-05
    days on market $42,000 Active 66 DOM
12. 2026-06-03
    days on market $42,000 Active 65 DOM
13. 2026-06-02
    days on market $42,000 Active 64 DOM
14. 2026-06-01
    days on market $42,000 Active 63 DOM
15. 2026-05-31
    days on market $42,000 Active 62 DOM
16. 2026-05-30
    days on market $42,000 Active 61 DOM
17. 2026-05-05
    price $42,000 326-char remark

    Show marketing remark (326 chars)

    2-bed, 1-bath home with strong investment potential featuring all new windows. Great opportunity for investors looking to add to their portfolio or take on a renovation project, with potential as a Section 8 rental or a great option for a first-time buyer. Property is being sold as-is. Cash offers only. No seller financing.

18. 2026-03-30
    listed $45,000 Active 326-char remark

    Show marketing remark (326 chars)

    2-bed, 1-bath home with strong investment potential featuring all new windows. Great opportunity for investors looking to add to their portfolio or take on a renovation project, with potential as a Section 8 rental or a great option for a first-time buyer. Property is being sold as-is. Cash offers only. No seller financing.

19. 2026-03-03
    status Active
20. 2026-02-10
    status Pending
21. 2026-02-10
    historical
22. 2026-02-06
    price $35,000
23. 2026-01-14
    price $32,500
24. 2025-12-13
    listed $35,500 Active
25. 2025-12-07
    historical
26. 2025-12-03
    price $38,500
27. 2025-11-05
    price $39,900
28. 2025-10-14
    price $42,500
29. 2025-10-14
    price $25,740
30. 2025-10-13
    price $4,200
31. 2025-09-25
    status Active
32. 2025-09-18
    historical Contingent
33. 2025-09-07
    listed $46,500 Active
34. 2025-08-20
    historical
35. 2025-06-07
    price $55,000
36. 2025-05-30
    price $57,500
37. 2025-05-13
    price $60,000
38. 2025-04-14
    price $67,500
39. 2025-04-02
    price $72,000
40. 2025-03-04
    listed $75,000 Active
41. 2024-04-11
    historical
42. 2023-12-08
    listed $55,000 Active
43. 2022-12-20
    soldstatus $25,740 Closed
44. 2022-12-13
    status Pending
45. 2022-11-19
    price $39,000
46. 2022-07-27
    listed $42,000 Active
47. 2020-05-04
    soldstatus $341,500
48. 2019-07-17
    soldstatus $47,000
49. 2009-08-06
    soldstatus $4,200
50. 2009-06-25
    listed $4,900

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $683 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $12,922
• − Mortgage interest: −$2,353
• − Property taxes: −$683
• − Insurance: −$210
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,222
• Taxable income: $6,387
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $5,139/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+757.1% since first listed

34 events — show timeline

• 2026-05-05 Price Changed $42,000 NORIS
• 2026-03-30 Listed $45,000 NORIS
• 2026-03-03 Relisted — NORIS
• 2026-02-10 Pending — NORIS
• 2026-02-10 Listing Removed — NORIS
• 2026-02-06 Price Changed $35,000 NORIS
• 2026-01-14 Price Changed $32,500 NORIS
• 2025-12-13 Listed $35,500 NORIS
• 2025-12-07 Listing Removed — NORIS
• 2025-12-03 Price Changed $38,500 NORIS
• 2025-11-05 Price Changed $39,900 NORIS
• 2025-10-14 Price Changed $42,500 NORIS
• 2025-10-14 Price Changed $25,740 NORIS
• 2025-10-13 Price Changed $4,200 NORIS
• 2025-09-25 Relisted — NORIS
• 2025-09-18 Contingent — NORIS
• 2025-09-07 Listed $46,500 NORIS
• 2025-08-20 Listing Removed — NORIS
• 2025-06-07 Price Changed $55,000 NORIS
• 2025-05-30 Price Changed $57,500 NORIS
• 2025-05-13 Price Changed $60,000 NORIS
• 2025-04-14 Price Changed $67,500 NORIS
• 2025-04-02 Price Changed $72,000 NORIS
• 2025-03-04 Listed $75,000 NORIS
• 2024-04-11 Listing Removed — NORIS
• 2023-12-08 Listed $55,000 NORIS
• 2022-12-20 Sold (MLS) $25,740 NORIS
• 2022-12-13 Pending — NORIS
• 2022-11-19 Price Changed $39,000 NORIS
• 2022-07-27 Listed $42,000 NORIS
• 2020-05-04 Sold (Public Records) $341,500 Public Records
• 2019-07-17 Sold (Public Records) $47,000 Public Records
• 2009-08-06 Sold (MLS) $4,200 NORIS
• 2009-06-25 Listed $4,900 NORIS

Property tax history

+1.2%/yr

Latest (2025): $683 · -18.9% YoY. Source: county tax records.