316 Columbus St · Toledo, OH 43611

$35,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 51 Days on market

Built 1887 2,000 sqft lot $41/sqft · 23% below area Est $46k · 23% under

---

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

Listing remarks MLS

Cozy home with great potential! Features include an enclosed front porch, an oversized master bedroom, a spacious living room, and kitchen, plus a small basement. With a little TLC, this property could shine—perfect for rental income or resale!

Key facts

• 2,000 sq ft lot
• 2 parking spots
• Built 1887

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One story; No attached units; No common walls
• Construction: Vinyl siding; Block foundation; Built as a residential single family home
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 10)
• Bedrooms: Primary bedroom on the main level (approx. 14 x 14); Second bedroom on the main level (approx. 9 x 9)
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Family room on the main level; Unfinished basement; Total of 4 rooms
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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: Riverside Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 361 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: 66 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 17% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $22k; list at $35k implies a 59% 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 $33,950 (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 1887 — 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: 2.54% ✓
• Cap rate: 22.44%
• Cash-on-cash: 57.68%
• DSCR: 3.57
• GRM: 3.3

CMA / ARV

• ARV (median comp): $45,616
• List price: $35,000
• Delta: -23.27%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 N Ontario St	0.16mi	2/1.0	814 (-5%)	2mo	$55,000	$68	82
2816 N Michigan St	0.36mi	2/1.0	774 (-10%)	5mo	$64,362	$83	63
729 Chicago St	0.41mi	2/1.0	764 (-11%)	6mo	$45,000	$59	58
1919 N Ontario St	0.65mi	3/1.0 (+1)	890 (+4%)	8mo	$27,000	$30	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.2%
• Equity multiple: 3.48×
• Total profit: $24,336
• Equity at exit: $5,219

10-year hold

• IRR: 61.2%
• Equity multiple: 7.11×
• Total profit: $59,847
• Equity at exit: $3,026

Cash invested: $9,800 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 66
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $887 high
• Mortgage (P&I): −$184
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $471

Break-even live

Break-even rent $291

Max offer price $35,000

Occupancy floor 42%

Sensitivity live

Price	-10% $491	-5% $481	+0% $471	+5% $461	+10% $451
Rent	-10% $401	-5% $436	+0% $471	+5% $506	+10% $541
Rate	-1.0pp $489	-0.5pp $480	base $471	+0.5pp $462	+1.0pp $453

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	0.08mi
2929 N Summit St Toledo, OH	1.0	1.0	650	$550	$0.85	15d	1	0.39mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	24d	1	0.41mi
2023 N Erie St Toledo, OH	1.0	1.0	951	$685	$0.72	22d	1	0.43mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	45d	1	0.59mi
2514 York St Unit Back Toledo, OH	2.0	1.0	696	$850	$1.22	15d	1	0.88mi
2039 Genesee St Toledo, OH	1.0	1.0	660	$625	$0.95	45d	1	0.94mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	15d	1	1.11mi
3563 E Manhattan Blvd Toledo, OH	1.0–2.0	1.0	707	$850	$1.20	15d	1	1.12mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	24d	1	1.17mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	45d	1	1.17mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	45d	1	1.19mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	45d	1	1.22mi
21 Magyar St Toledo, OH	2.0	1.0	680	$1,050	$1.54	45d	1	1.24mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	45d	1	1.28mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.42mi

Listing history 32 events

1. 2026-06-15
   statusdays on market $35,000 Pending 51 DOM
2. 2026-06-14
   days on market $35,000 Active 50 DOM
3. 2026-06-10
   days on market $35,000 Active 47 DOM
4. 2026-06-09
   days on market $35,000 Active 46 DOM
5. 2026-06-08
   days on market $35,000 Active 45 DOM
6. 2026-06-07
   days on market $35,000 Active 44 DOM
7. 2026-06-05
   days on market $35,000 Active 41 DOM
8. 2026-06-03
   days on market $35,000 Active 40 DOM
9. 2026-06-02
   days on market $35,000 Active 39 DOM
10. 2026-06-01
    days on market $35,000 Active 38 DOM
11. 2026-05-31
    days on market $35,000 Active 37 DOM
12. 2026-05-30
    days on market $35,000 Active 36 DOM
13. 2026-04-24
    listed $35,000 Active 121-char remark
14. 2025-12-09
    historical
15. 2025-12-01
    historical Contingent
16. 2025-11-03
    price $39,400
17. 2025-10-14
    price $22,000

    Show marketing remark (250 chars)

    Cozy home with great potential! Features include an enclosed front porch, an oversized master bedroom, a spacious living room, and kitchen, plus a small basement. With a little TLC, this property could shine—perfect for rental income or resale!

18. 2025-09-14
    price $39,900
19. 2025-09-01
    price $42,900
20. 2025-08-13
    listed $45,000 Active
21. 2025-06-06
    soldstatus $22,000 Closed

    Show marketing remark (250 chars)

    Cozy home with great potential! Features include an enclosed front porch, an oversized master bedroom, a spacious living room, and kitchen, plus a small basement. With a little TLC, this property could shine—perfect for rental income or resale!

22. 2025-06-04
    status Pending

    Show marketing remark (250 chars)

    Cozy home with great potential! Features include an enclosed front porch, an oversized master bedroom, a spacious living room, and kitchen, plus a small basement. With a little TLC, this property could shine—perfect for rental income or resale!

23. 2025-04-25
    listed $27,000 Active

    Show marketing remark (250 chars)

    Cozy home with great potential! Features include an enclosed front porch, an oversized master bedroom, a spacious living room, and kitchen, plus a small basement. With a little TLC, this property could shine—perfect for rental income or resale!

24. 2018-03-14
    soldstatus $117,000
25. 2009-11-18
    soldstatus $12,000
26. 2009-10-14
    historical
27. 2009-04-17
    listed $19,500
28. 1998-06-03
    soldstatus $6,000
29. 1990-11-19
    soldstatus $8,040
30. 1989-08-08
    soldstatus $40,000
31. 1988-03-24
    soldstatus $10,000
32. 1985-08-08
    soldstatus $14,400

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $465 · $39/mo
• Expected delta: +$81/yr (+$7/mo · 21.2%)

ⓘ 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: $10,650
• − Mortgage interest: −$1,961
• − Property taxes: −$383
• − Insurance: −$175
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,018
• Taxable income: $5,409
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $4,354/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -79.15%
• Current HPI: 245.2841
• Rent YoY: —
• 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

+143.1% since first listed

21 events — show timeline

• 2026-06-14 Pending — NORIS
• 2026-04-24 Listed $35,000 NORIS
• 2025-12-09 Listing Removed — NORIS
• 2025-12-01 Contingent — NORIS
• 2025-11-03 Price Changed $39,400 NORIS
• 2025-10-14 Price Changed $22,000 NORIS
• 2025-09-14 Price Changed $39,900 NORIS
• 2025-09-01 Price Changed $42,900 NORIS
• 2025-08-13 Listed $45,000 NORIS
• 2025-06-06 Sold (MLS) $22,000 NORIS
• 2025-06-04 Pending — NORIS
• 2025-04-25 Listed $27,000 NORIS
• 2018-03-14 Sold (Public Records) $117,000 Public Records
• 2009-11-18 Sold (Public Records) $12,000 Public Records
• 2009-10-14 Listing Removed — NORIS
• 2009-04-17 Listed $19,500 NORIS
• 1998-06-03 Sold (Public Records) $6,000 Public Records
• 1990-11-19 Sold (Public Records) $8,040 Public Records
• 1989-08-08 Sold (Public Records) $40,000 Public Records
• 1988-03-24 Sold (Public Records) $10,000 Public Records
• 1985-08-08 Sold (Public Records) $14,400 Public Records

Property tax history

+2.1%/yr

Latest (2025): $383 · +8.5% YoY. Source: county tax records.