913 Berry St · Toledo, OH 43605

$84,000

3 bd · 2.5 ba · 1,368 sqft · SingleFamily public records · 9 Days on market

Built 1906 4,500 sqft lot Est $96k · 12% under

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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
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

3, possibly 4 bedrooms, 2.5 Bathrooms including a beautiful tile Master Bath with custom designed soaking tub. Finished basement features built in tile ball and large rec room, half bath, and lg Laundry. Upgraded cabinets in the kitchen, the list goes on, get in to see this one today!

Key facts

• Nice size backyard
• Full basement
• Rec space

Tags

• FULL BASEMENT
• REC SPACE
• PRIMARY BEDROOM SUITE
• NICE SIZE BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence (house); Two levels / 2 stories; Not attached to other structures; No common walls
• Construction: Wood siding exterior; Block foundation
• Exterior features: Shingle roof; Chain link fencing; Lot approximately 0.1 acre (4,500 sq ft)

Interior

• Kitchen: Water heater listed among appliances
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bathroom; Full, unfinished basement; 7 total rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Cap rate 10.8% 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: East Broadway Elementary School (math 4% / reading 11%, grade F, #1,518 of 1,584 statewide, top 96%, 411 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 34% 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 $581 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $68k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,000

Questions for the listing agent

1. Built in 1906 — 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: 1.31% ✓
• Cap rate: 10.77%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $95,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
937 Berry St	0.05mi	3/1.0	1,282 (-6%)	3mo	$63,000	$49	79
847 Mckinley Ave	0.26mi	3/1.0	1,412 (+3%)	7mo	$110,000	$78	71
1129 Camden St	0.26mi	3/1.0	1,260 (-8%)	4mo	$55,000	$44	66
1308 Halstead St	0.30mi	3/1.0	1,246 (-9%)	6mo	$40,050	$32	60
715 Raymer Blvd	0.52mi	3/2.0	1,481 (+8%)	3mo	$71,500	$48	58
427 Walden Ave	0.67mi	3/2.0	1,290 (-6%)	1mo	$51,000	$40	56
833 Kingston Ave	0.33mi	3/1.0	1,202 (-12%)	3mo	$140,000	$116	56
1127 Varland Ave	0.28mi	2/1.0 (-1)	1,227 (-10%)	5mo	$28,050	$23	55
1230 Hirzel St	0.44mi	4/2.0 (+1)	1,496 (+9%)	3mo	$140,000	$94	54
503 Utah St	0.73mi	4/2.0 (+1)	1,440 (+5%)	5mo	$137,250	$95	46
444 Raymer Blvd	0.72mi	2/1.5 (-1)	1,283 (-6%)	5mo	$90,000	$70	43
1122 Vinal St	0.58mi	4/1.0 (+1)	1,180 (-14%)	1mo	$123,400	$105	38

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: 9.5%
• Equity multiple: 1.39×
• Total profit: $9,058
• Equity at exit: $12,525

10-year hold

• IRR: 20.5%
• Equity multiple: 2.92×
• Total profit: $45,195
• Equity at exit: $7,263

Cash invested: $23,520 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$441
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $314

Break-even live

Break-even rent $703

Max offer price $84,000

Occupancy floor 66%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	13d	1	0.04mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	13d	1	0.05mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	43d	1	0.05mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	0.19mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	0.22mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	13d	1	0.36mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	13d	1	0.36mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	0.40mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	43d	1	0.48mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	0.55mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	13d	1	0.60mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.66mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.75mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	43d	1	0.82mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	13d	1	0.82mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.83mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.84mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	0.90mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	13d	1	0.93mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	1.05mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	13d	1	1.09mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	13d	1	1.09mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	13d	1	1.11mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.14mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	1.21mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	1.22mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	13d	37	1.25mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.26mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	1.34mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.40mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	13d	15	1.43mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	13d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $84,000 Active 9 DOM
2. 2026-06-17
   days on market $84,000 Active 8 DOM
3. 2026-06-16
   days on market $84,000 Active 7 DOM
4. 2026-06-15
   days on market $84,000 Active 6 DOM
5. 2026-06-14
   days on market $84,000 Active 4 DOM
6. 2026-06-10
   remarks 333-char remark
7. 2026-06-10
   listed $84,000 Active 1 DOM

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$174/yr (+$15/mo · 18.1%)

ⓘ 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: $13,206
• − Mortgage interest: −$4,705
• − Property taxes: −$962
• − Insurance: −$420
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,444
• Taxable income: $2,562
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,150/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

+320.0% since first listed

17 events — show timeline

• 2026-06-09 Listed $84,000 NORIS
• 2025-10-14 Price Changed $46,000 NORIS
• 2025-10-13 Price Changed $7,000 NORIS
• 2025-04-18 Pending — NORIS
• 2025-04-15 Sold (MLS) $68,000 NORIS
• 2025-04-10 Price Changed $68,000 NORIS
• 2024-12-28 Contingent — NORIS
• 2024-12-19 Listed $65,000 NORIS
• 2022-10-04 Sold (Public Records) $313,700 Public Records
• 2022-02-17 Sold (Public Records) $51,000 Public Records
• 2022-02-14 Sold (MLS) $46,000 NORIS
• 2021-12-18 Pending — NORIS
• 2021-11-30 Listed $50,000 NORIS
• 2012-03-30 Sold (MLS) $7,000 NORIS
• 2012-03-05 Price Changed $11,900 NORIS
• 2012-02-03 Listed $11,900 NORIS
• 1991-07-12 Sold (Public Records) $20,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $962 · +3.1% YoY. Source: county tax records.