3449 Brigham St · Toledo, OH 43608

$64,900

3 bd · 1.0 ba · 946 sqft · SingleFamily public records · 41 Days on market

Built 1925 3,900 sqft lot $69/sqft · 23% above area Est $53k · 23% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming three bedroom, one bath home offers comfortable living with the convenience of no HOA and a desirable one and a half story layout. Fresh carpet and updated flooring flow throughout the home, complemented by new paint and modern appliances that make it truly move in ready. The clean, dry basement provides excellent storage or potential additional living space. With its inviting interior and practical features, this property is a solid choice for anyone seeking a well maintained home with room to grow.

Key facts

• Modern appliances
• New paint
• Updated flooring

Tags

• NO HOA
• ONE AND A HALF STORY LAYOUT
• UPDATED FLOORING
• NEW PAINT
• MODERN APPLIANCES
• CLEAN DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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-, 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); 58 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 42% 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 $449 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 + 3.9% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $23k; list at $65k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (median comp): $52,971
• List price: $64,900
• Delta: 22.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3449 Brigham St	0.00mi	3/1.0	946 (0%)	1mo	$54,000	$57	99
3463 Brigham St	0.02mi	3/1.0	986 (+4%)	1mo	$54,000	$55	91
3220 Maher St	0.32mi	3/1.0	952 (+1%)	4mo	$54,900	$58	81
1019 E Manhattan Blvd	0.11mi	2/1.5 (-1)	923 (-2%)	4mo	$67,000	$73	80
3333 Beaumont Dr	0.25mi	2/1.0 (-1)	988 (+4%)	3mo	$42,500	$43	74
1102 Woodward Ave	0.31mi	3/1.0	1,041 (+10%)	4mo	$62,000	$60	66
3427 Beaumont Dr	0.20mi	3/1.0	1,080 (+14%)	3mo	$22,000	$20	64
1101 Ketcham Ave	0.35mi	3/1.0	1,068 (+13%)	3mo	$25,850	$24	60
1541 Booth Ave	0.37mi	3/1.0	1,057 (+12%)	6mo	$90,100	$85	58
3550 Wersell Ave	0.69mi	3/1.0	1,054 (+11%)	3mo	$48,000	$46	47
2830 F St	0.71mi	3/1.0	1,041 (+10%)	5mo	$52,500	$50	46
531 E Park St	0.70mi	2/1.0 (-1)	819 (-13%)	5mo	$8,500	$10	36

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: 18.8%
• Equity multiple: 1.77×
• Total profit: $13,994
• Equity at exit: $9,677

10-year hold

• IRR: 27.7%
• Equity multiple: 3.56×
• Total profit: $46,464
• Equity at exit: $5,611

Cash invested: $18,172 (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 43608

• Home prices YoY: -21.3%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$340
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $370

Break-even live

Break-even rent $560

Max offer price $64,900

Occupancy floor 59%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	43d	1	0.09mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	43d	1	0.09mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	13d	1	0.20mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	43d	1	0.61mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	13d	1	0.73mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	23d	1	0.82mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	23d	1	0.83mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	23d	1	0.98mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	43d	1	1.01mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	13d	1	1.07mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	43d	1	1.08mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	23d	1	1.22mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	23d	1	1.24mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	43d	1	1.29mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	43d	1	1.40mi

Listing history 9 events

1. 2026-05-05
   status Pending 519-char remark

   Show marketing remark (519 chars)

   This charming three bedroom, one bath home offers comfortable living with the convenience of no HOA and a desirable one and a half story layout. Fresh carpet and updated flooring flow throughout the home, complemented by new paint and modern appliances that make it truly move in ready. The clean, dry basement provides excellent storage or potential additional living space. With its inviting interior and practical features, this property is a solid choice for anyone seeking a well maintained home with room to grow.

2. 2026-04-27
   status Active 519-char remark

   Show marketing remark (519 chars)

   This charming three bedroom, one bath home offers comfortable living with the convenience of no HOA and a desirable one and a half story layout. Fresh carpet and updated flooring flow throughout the home, complemented by new paint and modern appliances that make it truly move in ready. The clean, dry basement provides excellent storage or potential additional living space. With its inviting interior and practical features, this property is a solid choice for anyone seeking a well maintained home with room to grow.

3. 2026-03-31
   historical Contingent 519-char remark

   Show marketing remark (519 chars)

   This charming three bedroom, one bath home offers comfortable living with the convenience of no HOA and a desirable one and a half story layout. Fresh carpet and updated flooring flow throughout the home, complemented by new paint and modern appliances that make it truly move in ready. The clean, dry basement provides excellent storage or potential additional living space. With its inviting interior and practical features, this property is a solid choice for anyone seeking a well maintained home with room to grow.

4. 2026-03-25
   listed $64,900 Active 519-char remark

   Show marketing remark (519 chars)

   This charming three bedroom, one bath home offers comfortable living with the convenience of no HOA and a desirable one and a half story layout. Fresh carpet and updated flooring flow throughout the home, complemented by new paint and modern appliances that make it truly move in ready. The clean, dry basement provides excellent storage or potential additional living space. With its inviting interior and practical features, this property is a solid choice for anyone seeking a well maintained home with room to grow.

5. 2025-10-09
   price $23,000 317-char remark

   Show marketing remark (317 chars)

   GREAT BUY FOR THIS 2 STORY ALUMINUM SIDED 3 BEDROOM HOME. NEEDS SOME DECOR. GOOD VALUE WITH YOUR IMPROVEMENTS. LENDER OWNED, SOLD “AS-IS”. SUBJECT TO SELLER’S PURCHASE ADDENDUM THAT WILL FOLLOW. FAX OFFER WITH PRE-APPROVAL LETTER ACCEPTING CONDITION OF PROPERTY OR VERIFICATION OF CASH FUNDS LETTER.

6. 2007-02-28
   soldstatus $23,000 317-char remark

   Show marketing remark (317 chars)

   GREAT BUY FOR THIS 2 STORY ALUMINUM SIDED 3 BEDROOM HOME. NEEDS SOME DECOR. GOOD VALUE WITH YOUR IMPROVEMENTS. LENDER OWNED, SOLD “AS-IS”. SUBJECT TO SELLER’S PURCHASE ADDENDUM THAT WILL FOLLOW. FAX OFFER WITH PRE-APPROVAL LETTER ACCEPTING CONDITION OF PROPERTY OR VERIFICATION OF CASH FUNDS LETTER.

7. 2006-10-03
   listed $24,900 317-char remark

   Show marketing remark (317 chars)

   GREAT BUY FOR THIS 2 STORY ALUMINUM SIDED 3 BEDROOM HOME. NEEDS SOME DECOR. GOOD VALUE WITH YOUR IMPROVEMENTS. LENDER OWNED, SOLD “AS-IS”. SUBJECT TO SELLER’S PURCHASE ADDENDUM THAT WILL FOLLOW. FAX OFFER WITH PRE-APPROVAL LETTER ACCEPTING CONDITION OF PROPERTY OR VERIFICATION OF CASH FUNDS LETTER.

8. 1991-07-30
   soldstatus $21,900
9. 1968-05-15
   soldstatus $10,500

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $955 · $80/mo
• Expected delta: +$58/yr (+$5/mo · 6.4%)

ⓘ 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: $12,338
• − Mortgage interest: −$3,635
• − Property taxes: −$897
• − Insurance: −$324
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$1,888
• Taxable income: $3,618
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $3,572/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

+518.1% since first listed

9 events — show timeline

• 2026-05-05 Pending — NORIS
• 2026-04-27 Relisted — NORIS
• 2026-03-31 Contingent — NORIS
• 2026-03-25 Listed $64,900 NORIS
• 2025-10-09 Price Changed $23,000 NORIS
• 2007-02-28 Sold (MLS) $23,000 NORIS
• 2006-10-03 Listed $24,900 NORIS
• 1991-07-30 Sold (Public Records) $21,900 Public Records
• 1968-05-15 Sold (Public Records) $10,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $897 · +1.6% YoY. Source: county tax records.