806 Clifton Blvd · Toledo, OH 43607

$132,900

3 bd · 1.0 ba · 1,371 sqft · SingleFamily public records · 176 Days on market

Built 1947 8,300 sqft lot $97/sqft · 9% below area Est $145k · 9% under

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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 +22.0/30.0
• ARV discount +11.3/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, one-bath home featuring two bedrooms and a full bath on the main level, with a third bedroom located upstairs. The property includes a full basement offering additional space, an attached garage, and a large backyard. The home is well maintained & tenant occupied, with current rent of $1,385 per month and a lease in place through June 2026.

Key facts

• Large backyard
• Full basement
• 8,300 sq ft lot

Tags

• FULL BASEMENT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.

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 (+8.2%/yr); 83 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($41k/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 $919 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $51k; list at $133k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $145,274
• List price: $132,900
• Delta: -8.52%
• 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
540 Clifton Blvd	0.21mi	4/2.0 (+1)	1,344 (-2%)	3mo	$162,900	$121	76
4053 Nebraska Ave	0.19mi	3/1.0	1,221 (-11%)	9mo	$95,000	$78	65
729 Southbriar Rd	0.28mi	3/1.5	1,500 (+9%)	9mo	$166,000	$111	62
539 Independence Rd	0.27mi	3/1.0	1,202 (-12%)	6mo	$115,000	$96	62
4252 Foxchapel Rd	0.26mi	3/1.0	1,536 (+12%)	10mo	$139,000	$90	59
3811 House Of Stuart Ave	0.32mi	4/2.0 (+1)	1,500 (+9%)	4mo	$193,000	$129	57
405 W Richards Rd	0.37mi	3/1.5	1,524 (+11%)	10mo	$155,000	$102	53
823 N Byrne Rd	0.65mi	2/1.0 (-1)	1,245 (-9%)	2mo	$112,500	$90	47
54 Independence Rd	0.63mi	3/1.0	1,216 (-11%)	6mo	$147,000	$121	47
335 Richards Rd	0.39mi	4/2.0 (+1)	1,524 (+11%)	9mo	$105,000	$69	47
291 Kingswood Trail Dr	0.51mi	3/2.0	1,524 (+11%)	9mo	$173,500	$114	46
4132 Redondo Ave	0.72mi	4/1.5 (+1)	1,202 (-12%)	6mo	$131,000	$109	33

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-492
• Equity at exit: $19,816

10-year hold

• IRR: 14.0%
• Equity multiple: 2.38×
• Total profit: $51,382
• Equity at exit: $11,491

Cash invested: $37,212 (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: 83
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$697
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $211

Break-even live

Break-even rent $1,162

Max offer price $132,900

Occupancy floor 80%

Sensitivity live

Price	-10% $287	-5% $249	+0% $211	+5% $174	+10% $136
Rent	-10% $99	-5% $155	+0% $211	+5% $268	+10% $324
Rate	-1.0pp $278	-0.5pp $245	base $211	+0.5pp $177	+1.0pp $142

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
536 Carver Blvd Toledo, OH	3.0	1.0	1204	$1,195	$0.99	24d	1	0.26mi
1130 Pine Valley Ln Toledo, OH	1.0–2.0	1.0–2.0	799	$1,299	$1.63	14d	6	0.81mi
4021 Hillandale Rd Unit 4 Toledo, OH	2.0	2.0	1750	$1,695	$0.97	14d	1	0.88mi
4033 Hillandale Rd Toledo, OH	2.0	1.0	1170	$1,495	$1.28	24d	1	0.89mi
1125 Hilltop Ln Unit 1127 Toledo, OH	3.0	1.5	1500	$1,549	$1.03	24d	1	0.93mi
1101 Linden Ln Toledo, OH	1.0–2.0	1.0–2.0	975	$1,345	$1.38	44d	4	0.97mi
4012 W Bancroft St Ottawa Hills, OH	2.0	1.0	1008	$972	$0.96	24d	1	1.03mi
4515 W Bancroft St Toledo, OH	3.0	2.0	1120	$1,500	$1.34	14d	1	1.12mi
2023 Eileen Rd Toledo, OH	3.0	1.0	1297	$1,475	$1.14	44d	1	1.22mi
5007 Hill Ave Unit 5 H Toledo, OH	2.0	1.0	950	$850	$0.89	24d	1	1.28mi
1318 Montain Rd Toledo, OH	2.0	1.0	1050	$1,195	$1.14	21d	1	1.28mi
5133 Wissman Rd Toledo, OH	4.0	2.0	1501	$1,650	$1.10	44d	1	1.29mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	14d	1	1.42mi

Listing history 23 events

1. 2026-06-18
   days on market $132,900 Active 176 DOM
2. 2026-06-17
   days on market $132,900 Active 175 DOM
3. 2026-06-16
   days on market $132,900 Active 174 DOM
4. 2026-06-15
   days on market $132,900 Active 173 DOM
5. 2026-06-14
   days on market $132,900 Active 171 DOM
6. 2026-06-10
   days on market $132,900 Active 168 DOM
7. 2026-06-09
   days on market $132,900 Active 167 DOM
8. 2026-06-08
   days on market $132,900 Active 166 DOM
9. 2026-06-07
   days on market $132,900 Active 165 DOM
10. 2026-06-05
    days on market $132,900 Active 162 DOM
11. 2026-06-03
    days on market $132,900 Active 161 DOM
12. 2026-06-02
    days on market $132,900 Active 160 DOM
13. 2026-06-01
    days on market $132,900 Active 159 DOM
14. 2026-05-31
    days on market $132,900 Active 158 DOM
15. 2026-05-30
    days on market $132,900 Active 157 DOM
16. 2026-03-14
    price $132,900 361-char remark

    Show marketing remark (361 chars)

    Three-bedroom, one-bath home featuring two bedrooms and a full bath on the main level, with a third bedroom located upstairs. The property includes a full basement offering additional space, an attached garage, and a large backyard. The home is well maintained & tenant occupied, with current rent of $1,385 per month and a lease in place through June 2026.

17. 2025-12-22
    listed $134,900 Active 361-char remark

    Show marketing remark (361 chars)

    Three-bedroom, one-bath home featuring two bedrooms and a full bath on the main level, with a third bedroom located upstairs. The property includes a full basement offering additional space, an attached garage, and a large backyard. The home is well maintained & tenant occupied, with current rent of $1,385 per month and a lease in place through June 2026.

18. 2025-09-02
    historical
19. 2025-06-09
    price $137,000
20. 2025-05-13
    listed $147,000 Active
21. 1995-09-27
    soldstatus $51,000
22. 1987-03-16
    soldstatus $35,000
23. 1982-07-01
    soldstatus $38,000

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $2,029 · $169/mo
• Expected delta: +$44/yr (+$4/mo · 2.2%)

ⓘ 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 ≥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: $17,153
• − Mortgage interest: −$7,444
• − Property taxes: −$1,985
• − Insurance: −$664
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,866
• Taxable income: $448
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $2,430/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

+249.7% since first listed

8 events — show timeline

• 2026-03-14 Price Changed $132,900 NORIS
• 2025-12-22 Listed $134,900 NORIS
• 2025-09-02 Listing Removed — NORIS
• 2025-06-09 Price Changed $137,000 NORIS
• 2025-05-13 Listed $147,000 NORIS
• 1995-09-27 Sold (Public Records) $51,000 Public Records
• 1987-03-16 Sold (Public Records) $35,000 Public Records
• 1982-07-01 Sold (Public Records) $38,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,985 · -0.6% YoY. Source: county tax records.