1717 Freeman St · Toledo, OH 43606

$69,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 15 Days on market

Built 1928 4,200 sqft lot Est $72k · 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 +9.0/15.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and ready to be your next home! Newer flooring throughout. Updated bathroom. Recently painted. Excellent condition for the price point! Was previously used as an investment property with an excellent rent return.

Key facts

• Hot water tank
• Newer flooring
• New handrails

Tags

• NEWER FLOORING
• UPDATED BATHROOM
• NEW HANDRAILS
• RECENTLY PAINTED EXTERIOR
• REDONE HVAC PIPING
• HOT WATER TANK

Property features AI

Exterior

• Parking: Alley access; Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available; Internet/WiFi available
• Home design: Single-family house; Two stories; No shared/common walls; Entry level main
• Construction: Wood siding exterior; Block foundation; Built as a house (residential)
• Exterior features: Deck; Front porch; Rear porch; Shingle roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two upper-level bedrooms
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fans; Window AC unit(s)
• Interior features: Ceiling fans; Basement (has basement); Total of 6 rooms
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: Robinson Elementary School (math 2% / reading 2%, grade F, #1,580 of 1,584 statewide, top 100%, 358 students, 0% FRL); Jesup W. Scott High School (math 8% / reading 17%, grade F, #726 of 781 statewide, top 94%, 736 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.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Toledo City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 93 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $483 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 + 2.3% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 $60k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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: 1.50% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $72,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 Freeman St	0.05mi	3/1.5	1,263 (+5%)	2mo	$83,000	$66	86
2242 Auburn Ave	0.28mi	3/1.0	1,241 (+3%)	3mo	$85,000	$68	79
2026 Clinton St	0.26mi	3/1.0	1,256 (+4%)	5mo	$700,000	$557	76
2026 Hawthorne St	0.32mi	3/1.0	1,142 (-5%)	0mo	$65,000	$57	76
2334 Torrey Hill Dr	0.41mi	3/1.0	1,238 (+3%)	5mo	$76,000	$61	72
2324 Upton Ave	0.30mi	3/1.0	1,128 (-6%)	6mo	$67,900	$60	71
1428 Freeman St	0.31mi	3/1.0	1,084 (-10%)	2mo	$3,000	$3	68
1155 W Woodruff Ave	0.71mi	3/1.0	1,205 (+0%)	5mo	$48,000	$40	62
1163 W Woodruff Ave	0.69mi	3/1.0	1,193 (-1%)	5mo	$48,000	$40	62
1157 W Woodruff Ave	0.70mi	4/1.0 (+1)	1,200 (-0%)	2mo	$4,000	$3	60
1501 Fernwood Ave	0.73mi	3/1.0	1,259 (+5%)	1mo	$60,000	$48	57
2000 Oakwood Ave	0.64mi	3/1.5	1,320 (+10%)	6mo	$134,000	$102	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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.55×
• Total profit: $10,837
• Equity at exit: $10,422

10-year hold

• IRR: 22.2%
• Equity multiple: 2.84×
• Total profit: $35,946
• Equity at exit: $6,044

Cash invested: $19,572 (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 43606

• Home prices YoY: -15.5%
• Rents YoY: 2.3%
• Active inventory: 93
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $360

Break-even live

Break-even rent $590

Max offer price $69,900

Occupancy floor 61%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.13mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	0.20mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	43d	1	0.23mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	0.32mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	0.42mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	0.46mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	43d	1	0.79mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	43d	1	0.86mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	13d	1	0.89mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	0.96mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	1.00mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	1.00mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.00mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	43d	1	1.02mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	1.03mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	43d	1	1.04mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	1.04mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	43d	1	1.04mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	13d	1	1.09mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	1.09mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	13d	1	1.11mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	43d	1	1.13mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	43d	1	1.15mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	13d	1	1.34mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	43d	1	1.34mi
3022 Letchworth Pkwy Toledo, OH	2.0	1.0	800	$970	$1.21	43d	1	1.35mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	1.35mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	43d	1	1.36mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	1.41mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	1.42mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,488	$1.80	13d	71	1.43mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $69,900 Active 15 DOM
2. 2026-06-17
   days on market $69,900 Active 14 DOM
3. 2026-06-16
   days on market $69,900 Active 13 DOM
4. 2026-06-15
   days on market $69,900 Active 12 DOM
5. 2026-06-14
   days on market $69,900 Active 10 DOM
6. 2026-06-10
   days on market $69,900 Active 7 DOM
7. 2026-06-09
   days on market $69,900 Active 6 DOM
8. 2026-06-08
   days on market $69,900 Active 5 DOM
9. 2026-06-07
   days on market $69,900 Active 4 DOM
10. 2026-06-05
    remarks 610-char remark
11. 2026-06-05
    listed $69,900 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: $850 · $71/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$120/yr (+$10/mo · 14.2%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,547
• − Mortgage interest: −$3,915
• − Property taxes: −$850
• − Insurance: −$350
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,033
• Taxable income: $3,392
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,501/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): 24,898
• Household income: $66,917
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 843.0

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: White 59% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Arabic 2% Other Indo-European 2% Spanish 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: ▼ -41.19%
• Current HPI: 224.695
• Rent YoY: ▲ 2.29%
• 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

+225.1% since first listed

29 events — show timeline

• 2026-06-03 Listed $69,900 NORIS
• 2025-10-14 Price Changed $60,000 NORIS
• 2025-10-14 Price Changed $57,000 NORIS
• 2025-10-03 Sold (Public Records) $60,000 Public Records
• 2025-09-22 Sold (MLS) $60,000 NORIS
• 2025-08-13 Contingent — NORIS
• 2025-08-03 Listed $65,000 NORIS
• 2025-06-30 Listing Removed — NORIS
• 2025-02-27 Relisted — NORIS
• 2025-01-29 Contingent — NORIS
• 2025-01-22 Relisted — NORIS
• 2024-12-29 Contingent — NORIS
• 2024-12-12 Listed $67,000 NORIS
• 2024-02-08 Sold (Public Records) $57,000 Public Records
• 2024-02-05 Sold (MLS) $57,000 NORIS
• 2023-10-24 Pending — NORIS
• 2023-10-09 Relisted — NORIS
• 2023-08-02 Pending — NORIS
• 2023-07-26 Price Changed $60,000 NORIS
• 2023-05-08 Listed $65,000 NORIS
• 2018-04-18 Listing Removed — NORIS
• 2018-03-07 Listed — NORIS
• 2017-05-12 Listing Removed — NORIS
• 2017-01-18 Listed $13,000 NORIS
• 2002-12-21 Listing Removed — NORIS
• 2002-12-20 Sold (Public Records) $51,000 Public Records
• 2002-06-21 Listed $49,500 NORIS
• 1990-06-18 Sold (Public Records) $7,900 Public Records
• 1977-09-20 Sold (Public Records) $21,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $850 · +1.7% YoY. Source: county tax records.