1811 Giant St · Toledo, OH 43613

$60,000

2 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 4 Days on market

Built 1956 4,000 sqft lot $56/sqft · at area comps Est $61k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Property being sold to settle an estate. This is a fixer-upper. Property has updated roof, windows, furnace, C/A and Electric. Full bath needs a complete rehab. Lots of peeling paint throughout the property. Hole in ceiling of second floor BR was prior to roof replacement. Full Basement.

Key facts

• 4,000 sq ft lot
• 2 parking spots
• Built 1956

Property features AI

Finance

• HOA & community: Curbs in community

Exterior

• Parking: 2 parking spaces; Concrete driveway with off-street private parking
• Utilities: Cable connected; Electricity connected (100 amp service, circuit breakers, 220V in laundry); Natural gas connected; Public water; Public sewer
• Home design: Single-family residence (house); One and one-half levels; No shared/common walls; Assessor-listed year built source
• Construction: Aluminum siding; Block foundation; Asphalt shingle roof
• Exterior features: Private yard; Front porch; Shed(s); Chain link and wood fencing

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Ceiling fan in kitchen
• Bedrooms: Main-level bedroom (11 x 9); Upper-level bedroom (23 x 14); Additional bedroom/main-level area (12 x 11)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air) — natural gas; Central air conditioning
• Interior features: Cove ceilings; Double-pane windows with screens; Storm door(s); Radon mitigation system
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Gas dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 14.5% 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: Mckinley Stemm Academy (math 2% / reading 12%, grade F, #1,527 of 1,584 statewide, top 98%, 279 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 111 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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 + 3.3% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1956 — 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: 1.79% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.45%
• DSCR: 2.31
• GRM: 4.7

CMA / ARV

• ARV (median comp): $61,372
• List price: $60,000
• Delta: -2.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Giant St	0.00mi	3/1.0 (+1)	1,069 (0%)	1mo	$70,000	$65	94
1822 Stahlwood Ave	0.08mi	2/1.0	1,047 (-2%)	2mo	$74,000	$71	91
1929 Marlow Rd	0.39mi	2/1.0	1,072 (+0%)	2mo	$108,000	$101	80
2040 Fairfax Rd	0.45mi	3/1.0 (+1)	1,068 (-0%)	2mo	$85,000	$80	72
1804 Loxley Rd	0.49mi	3/1.5 (+1)	1,056 (-1%)	1mo	$81,290	$77	67
1822 Wychwood St	0.28mi	3/1.0 (+1)	1,162 (+9%)	1mo	$84,000	$72	66
1936 Mansfield St	0.48mi	3/1.0 (+1)	1,168 (+9%)	1mo	$79,900	$68	56
3628 Wallwerth Dr	0.56mi	2/1.0	935 (-12%)	2mo	$123,000	$132	51
3621 Sherbrooke Rd	0.71mi	3/2.0 (+1)	1,119 (+5%)	1mo	$92,500	$83	49
3515 Watson Ave	0.64mi	3/2.0 (+1)	1,157 (+8%)	0mo	$150,000	$130	47
3720 Kelly Ave Ave	0.62mi	3/2.0 (+1)	1,189 (+11%)	2mo	$139,900	$118	42
1734 Barrows St	0.71mi	2/1.0	912 (-15%)	1mo	$90,000	$99	42

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.01×
• Total profit: $16,895
• Equity at exit: $8,946

10-year hold

• IRR: 32.3%
• Equity multiple: 3.98×
• Total profit: $49,992
• Equity at exit: $5,188

Cash invested: $16,800 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 111
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$315
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $412

Break-even live

Break-even rent $552

Max offer price $60,000

Occupancy floor 57%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	0.01mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	0.08mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	0.11mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	14d	1	0.29mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	43d	1	0.39mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	0.40mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	43d	1	0.40mi
2716 Hoehler Dr Toledo, OH	1.0	1.0	720	$600	$0.83	43d	1	0.42mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	0.44mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	0.52mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	23d	1	0.55mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	0.57mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	0.57mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	43d	1	0.70mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	23d	1	0.72mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	0.75mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.77mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	0.77mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	0.80mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	43d	1	0.82mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	0.82mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	43d	1	0.83mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	23d	1	0.84mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	0.85mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.87mi
3022 Letchworth Pkwy Toledo, OH	2.0	1.0	800	$970	$1.21	43d	1	0.88mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	0.89mi
3433 Douglas Rd Unit 3 Toledo, OH	1.0	1.0	750	$755	$1.01	14d	1	0.92mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.93mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.94mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.95mi
3640 Douglas Rd Toledo, OH	1.0	1.0	720	$784	$1.09	43d	1	1.00mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	23d	1	1.05mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	1.07mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	43d	1	1.10mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	43d	1	1.11mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	1.13mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	1.15mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	1.16mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	1.18mi

Listing history 5 events

1. 2026-05-05
   status Pending 289-char remark
2. 2026-05-01
   listed $60,000 Active 289-char remark
3. 2026-04-27
   historical $60,000 289-char remark
4. 1992-06-23
   soldstatus $31,900
5. 1979-07-09
   soldstatus $33,000

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,891
• − Mortgage interest: −$3,361
• − Property taxes: −$1,160
• − Insurance: −$300
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$1,745
• Taxable income: $4,262
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $3,925/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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+112.1% since first listed

6 events — show timeline

• 2026-06-02 Sold (MLS) $70,000 NORIS
• 2026-05-05 Pending — NORIS
• 2026-05-01 Listed $60,000 NORIS
• 2026-04-27 Coming Soon $60,000 NORIS
• 1992-06-23 Sold (Public Records) $31,900 Public Records
• 1979-07-09 Sold (Public Records) $33,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,160 · +1.0% YoY. Source: county tax records.