3340 Upton Ave · Toledo, OH 43613

$39,900

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 7 Days on market

Built 1927 3,500 sqft lot

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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 +7.5/15.0
• 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 MLS

Affordable housing ,Currently, tenant occupied month to month .rminor repairs are being made. Very spacious large living and dining. Breakfast nook Kitchen with lots of cupboards, maintenance-free siding, 2 car garage with opener. basement with rec room. A great buy. There is a vacant lot next door. Maybe bundled with 2 others for added discount 60937871656 Shady Dr & 6093791-3703 Jackman

Key facts

• 3,500 sq ft lot
• Garage
• Built 1927

Property features AI

Finance

• Other: Living area reported as 1,024 (source: public records); Lot approximately 0.08 acres (3,500 sq ft)

Exterior

• Parking: Detached garage with storage; Approximately 1.5 garage spaces; Total parking for 3 vehicles
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential single-family house; Detached (no common walls); Two levels / 2 stories; Entry facing not specified
• Construction: Vinyl siding; Block foundation; Built with typical house construction materials
• Exterior features: Storage; Shingle roof; Garage(s) as an additional structure; City street frontage; Asphalt road surface

Interior

• Kitchen: Kitchen on main level (16 x 7); Appliances: Other
• Bedrooms: Bedroom 2 on the upper level; Additional upper-level room (17 x 11)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fans for cooling; Has heating and cooling
• Interior features: Five total rooms; Basement (block); Storage; Other interior features
• Laundry & utility: Laundry located in basement

🏷️ Possibly a rental listed for sale. The $39,900 price doesn't fit this home's estimated sale value (~$84,992) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 22.5% 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); 52% 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 $276 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 + 3.3% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $33k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1927 — 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: 2.66% ✓
• Cap rate: 22.52%
• Cash-on-cash: 57.97%
• DSCR: 3.58
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $84,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1822 Stahlwood Ave	0.19mi	2/1.0	1,047 (+2%)	2mo	$74,000	$71	85
1929 Marlow Rd	0.13mi	2/1.0	1,072 (+5%)	2mo	$108,000	$101	85
2040 Fairfax Rd	0.23mi	3/1.0 (+1)	1,068 (+4%)	2mo	$85,000	$80	75
1811 Giant St	0.27mi	3/1.0 (+1)	1,069 (+4%)	1mo	$70,000	$65	75
1804 Loxley Rd	0.26mi	3/1.5 (+1)	1,056 (+3%)	1mo	$81,290	$77	75
1822 Wychwood St	0.07mi	3/1.0 (+1)	1,162 (+14%)	1mo	$84,000	$72	68
3628 Wallwerth Dr	0.41mi	2/1.0	935 (-9%)	2mo	$123,000	$132	64
2014 Barrows St	0.49mi	3/1.0 (+1)	1,069 (+4%)	1mo	$110,000	$103	64
1936 Mansfield St	0.21mi	3/1.0 (+1)	1,168 (+14%)	1mo	$79,900	$68	61
1734 Barrows St	0.48mi	2/1.0	912 (-11%)	1mo	$90,000	$99	58
3621 Sherbrooke Rd	0.50mi	3/2.0 (+1)	1,119 (+9%)	1mo	$92,500	$83	51
3515 Watson Ave	0.60mi	3/2.0 (+1)	1,157 (+13%)	0mo	$150,000	$130	41

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: 56.9%
• Equity multiple: 3.53×
• Total profit: $28,260
• Equity at exit: $5,949

10-year hold

• IRR: 61.9%
• Equity multiple: 7.29×
• Total profit: $70,318
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$209
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $540

Break-even live

Break-even rent $378

Max offer price $39,900

Occupancy floor 44%

Sensitivity live

Price	-10% $562	-5% $551	+0% $540	+5% $528	+10% $517
Rent	-10% $456	-5% $498	+0% $540	+5% $582	+10% $624
Rate	-1.0pp $560	-0.5pp $550	base $540	+0.5pp $529	+1.0pp $519

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	24d	1	0.22mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	0.23mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	44d	1	0.24mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	24d	1	0.24mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	24d	1	0.25mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	44d	1	0.28mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	44d	1	0.30mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	0.30mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	24d	1	0.34mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	24d	1	0.53mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	14d	1	0.55mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	44d	1	0.59mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	44d	1	0.62mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	44d	1	0.63mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	0.63mi
2716 Hoehler Dr Toledo, OH	1.0	1.0	720	$600	$0.83	44d	1	0.65mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	24d	1	0.68mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	24d	1	0.72mi
3433 Douglas Rd Unit 3 Toledo, OH	1.0	1.0	750	$755	$1.01	14d	1	0.77mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	44d	1	0.78mi
3640 Douglas Rd Toledo, OH	1.0	1.0	720	$784	$1.09	44d	1	0.79mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	44d	1	0.79mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	44d	1	0.81mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	24d	1	0.84mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	24d	1	0.85mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	24d	1	0.86mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	44d	1	0.87mi
3022 Letchworth Pkwy Toledo, OH	2.0	1.0	800	$970	$1.21	44d	1	0.87mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	44d	1	0.89mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	44d	1	0.91mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	44d	1	0.97mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	24d	1	0.97mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	44d	1	1.02mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	44d	1	1.03mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	1.03mi
4290 Monroe St Unit 4 Toledo, OH	1.0	1.0	850	$695	$0.82	44d	1	1.09mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	44d	1	1.09mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	24d	1	1.10mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	1.11mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	44d	1	1.12mi

Listing history 9 events

1. 2026-06-15
   status $39,900 Pending 7 DOM
2. 2026-06-15
   days on market $39,900 Active 7 DOM
3. 2026-06-14
   days on market $39,900 Active 5 DOM
4. 2026-06-10
   days on market $39,900 Active 2 DOM
5. 2026-06-08
   statusdays on market $39,900 Active 1 DOM
6. 2026-06-07
   days on market $39,900 Coming Soon 4 DOM
7. 2026-06-05
   remarks 508-char remark
8. 2026-06-03
   remarks 484-char remark
9. 2026-06-03
   listed $39,900 Coming Soon 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: $874 · $73/mo
• Projected year-2 tax: $874 · $73/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: $12,736
• − Mortgage interest: −$2,235
• − Property taxes: −$874
• − Insurance: −$200
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,161
• Taxable income: $6,228
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $4,982/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

+50.6% since first listed

14 events — show timeline

• 2026-06-03 Coming Soon $39,900 NORIS
• 2025-10-14 Price Changed $50,000 NORIS
• 2025-10-14 Price Changed $20,000 NORIS
• 2022-12-28 Sold (Public Records) $50,000 Public Records
• 2022-12-16 Sold (MLS) $50,000 NORIS
• 2022-12-04 Pending — NORIS
• 2022-10-31 Contingent — NORIS
• 2022-10-17 Price Changed $58,000 NORIS
• 2022-10-06 Price Changed $69,900 NORIS
• 2022-09-30 Listed $72,900 NORIS
• 2017-02-20 Sold (MLS) $20,000 NORIS
• 2016-01-01 Price Changed $29,900 NORIS
• 2015-08-12 Listed $29,900 NORIS
• 1995-07-31 Sold (Public Records) $26,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $874 · +1.6% YoY. Source: county tax records.