332 Kosciusko St · Toledo, OH 43608

$16,999

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 197 Days on market

Built 1920 2,700 sqft lot $21/sqft · 58% below area ↓ 8% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great fit for investors or handy buyers looking for a value-add opportunity. Multiple flexible purchase structures are available, including seller financing, lease options, rent-to-own, and cash. A solid project with potential for the right buyer. CREATIVE FINANCING AVAILABLE WITH SELLERS

Key facts

• 2,700 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $17k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.7% vs local median 7.5% 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-, 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 (+3.9%/yr); 59 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 36% of the median local income ($29k/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 $117 of loan paydown is wiped out by about $510 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 + 3.9% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $10k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.14% ✓
• Cap rate: 43.65%
• Cash-on-cash: 133.42%
• DSCR: 6.94
• GRM: 1.6

CMA / ARV

• ARV (median comp): $40,578
• List price: $16,999
• Delta: -58.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 E Central Ave	0.05mi	2/1.0	776 (-3%)	10mo	$25,500	$33	85
161 Mettler St	0.29mi	2/1.0	796 (-0%)	1mo	$23,500	$30	84
222 E Park St	0.19mi	2/1.0	810 (+1%)	10mo	$41,800	$52	81
531 E Park St	0.25mi	2/1.0	819 (+2%)	5mo	$8,500	$10	80
3245 Elm St	0.27mi	2/1.0	756 (-6%)	3mo	$33,000	$44	76
327 E Streicher St	0.19mi	2/1.0	898 (+12%)	9mo	$40,250	$45	64
3545 Dean Ave	0.62mi	2/1.0	816 (+2%)	6mo	$70,000	$86	63
532 Spring St	0.32mi	2/1.0	880 (+10%)	8mo	$30,500	$35	62
703 Ashwood Ave	0.47mi	2/1.0	680 (-15%)	1mo	$36,000	$53	52
1142 Page St	0.59mi	1/1.0 (-1)	772 (-4%)	12mo	$19,500	$25	52
3515 Wersell Ave	0.58mi	3/1.0 (+1)	864 (+8%)	7mo	$63,000	$73	48
30 W Oakland St	0.60mi	1/1.0 (-1)	730 (-9%)	6mo	$28,000	$38	47

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.68×
• Total profit: $31,781
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 16.66×
• Total profit: $74,540
• Equity at exit: $1,470

Cash invested: $4,760 (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 43608

• Home prices YoY: -21.3%
• Rents YoY: 3.9%
• Active inventory: 59
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $874 high
• Mortgage (P&I): −$89
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $529

Break-even live

Break-even rent $204

Max offer price $16,999

Occupancy floor 34%

Sensitivity live

Price	-10% $585	-5% $534	+0% $529	+5% $524	+10% $520
Rent	-10% $460	-5% $495	+0% $529	+5% $564	+10% $598
Rate	-1.0pp $538	-0.5pp $534	base $529	+0.5pp $525	+1.0pp $520

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	0.07mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	0.14mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	0.17mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	0.18mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	22d	1	0.23mi
3010 Warsaw St Toledo, OH	1.0	1.0	806	$525	$0.65	22d	1	0.32mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	0.39mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.41mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	24d	1	0.48mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	0.50mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	15d	1	0.58mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	1.03mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	1.04mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	15d	10	1.09mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	15d	1	1.09mi
409 W Bancroft St Toledo, OH	2.0	1.0	730	$880	$1.21	44d	1	1.29mi
425 W Bancroft St Toledo, OH	1.0	1.0	711	$725	$1.02	44d	1	1.30mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.31mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	15d	1	1.37mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	44d	1	1.37mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	44d	1	1.39mi
2115 Collingwood Blvd Toledo, OH	2.0	1.0	676	$765	$1.13	24d	1	1.44mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	24d	1	1.47mi

Listing history 19 events

1. 2026-06-05
   days on market $16,999 Active 197 DOM
2. 2026-06-03
   days on market $16,999 Active 196 DOM
3. 2026-06-02
   days on market $16,999 Active 195 DOM
4. 2026-06-01
   days on market $16,999 Active 194 DOM
5. 2026-05-31
   days on market $16,999 Active 193 DOM
6. 2026-05-30
   days on market $16,999 Active 192 DOM
7. 2025-12-23
   price $16,999 291-char remark

   Show marketing remark (291 chars)

   A great fit for investors or handy buyers looking for a value-add opportunity. Multiple flexible purchase structures are available, including seller financing, lease options, rent-to-own, and cash. A solid project with potential for the right buyer. CREATIVE FINANCING AVAILABLE WITH SELLERS

8. 2025-12-01
   price $19,999 291-char remark

   Show marketing remark (291 chars)

   A great fit for investors or handy buyers looking for a value-add opportunity. Multiple flexible purchase structures are available, including seller financing, lease options, rent-to-own, and cash. A solid project with potential for the right buyer. CREATIVE FINANCING AVAILABLE WITH SELLERS

9. 2025-11-19
   listed $26,500 Active 291-char remark

   Show marketing remark (291 chars)

   A great fit for investors or handy buyers looking for a value-add opportunity. Multiple flexible purchase structures are available, including seller financing, lease options, rent-to-own, and cash. A solid project with potential for the right buyer. CREATIVE FINANCING AVAILABLE WITH SELLERS

10. 2025-09-08
    historical
11. 2025-07-07
    status Active
12. 2025-07-01
    status Pending
13. 2025-05-02
    status Active
14. 2025-04-30
    historical Contingent
15. 2025-04-25
    status Active
16. 2025-04-14
    historical Contingent
17. 2025-03-06
    listed $26,500 Active
18. 2018-05-01
    historical
19. 2017-11-01
    listed $18,500

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $783 · $65/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 ≥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: $10,491
• − Mortgage interest: −$952
• − Property taxes: −$783
• − Insurance: −$85
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$495
• Taxable income: $6,498
• Est. tax owed @ 24.0%: −$1,560
• After-tax cash flow: $4,791/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): 13,593
• Household income: $29,275
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 911.0

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 0.60)
• Race & ethnicity: Black 57% White 25% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -37.73%
• Current HPI: 139.4964
• Rent YoY: ▲ 3.89%
• 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

-8.1% since first listed

13 events — show timeline

• 2025-12-23 Price Changed $16,999 NORIS
• 2025-12-01 Price Changed $19,999 NORIS
• 2025-11-19 Listed $26,500 NORIS
• 2025-09-08 Listing Removed — NORIS
• 2025-07-07 Relisted — NORIS
• 2025-07-01 Pending — NORIS
• 2025-05-02 Relisted — NORIS
• 2025-04-30 Contingent — NORIS
• 2025-04-25 Relisted — NORIS
• 2025-04-14 Contingent — NORIS
• 2025-03-06 Listed $26,500 NORIS
• 2018-05-01 Listing Removed — NORIS
• 2017-11-01 Listed $18,500 NORIS

Property tax history

+15.1%/yr

Latest (2025): $783 · -25.6% YoY. Source: county tax records.