1318 E Manhattan Blvd · Toledo, OH 43608

$58,500

3 bd · 1.0 ba · 1,063 sqft · SingleFamily · 28 Days on market

Built 1950 Fair condition 3,485 sqft lot Est $61k · 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 +9.1/15.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTE AUCTION SAT FEB 2 AT 10:30AM. 10% BUYER'S PREMIUM WILL BE CHARGED. FOR MORE DETAILS CALL 419 534-6224. REGISTER BUYERS ON AUCTION REGISTRATION FORM VIA FAX OR E-MAIL [email protected]

Key facts

• 3,485 sq ft lot
• Built 1950
• Listed 27 days

Property features AI

Finance

• Other: Additional parcel listed (10-0875)

Exterior

• Parking: Driveway; Off-street parking
• Security: Other security features
• Utilities: Electricity connected; Public water; Public sewer
• Home design: Single-family residence (house); One and one-half levels; 2 stories total; No attached units / no common walls; Living area approximately 1,063
• Construction: Block foundation; Other construction materials; Year built per public records
• Exterior features: Other exterior features; Patio or porch (other); Shingle roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Main-level bedroom; Main-level second bedroom; Upper-level bedroom
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; Other interior features
• Laundry & utility: Washer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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-, 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: Spring Elementary School (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 231 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 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.
• Market conditions: Rents rising (+3.9%/yr); 59 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $404 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $37k; list at $58k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,622 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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: 1.77% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.21%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $60,591
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3427 Beaumont Dr	0.10mi	3/1.0	1,080 (+2%)	3mo	$22,000	$20	90
3463 Brigham St	0.15mi	3/1.0	986 (-7%)	1mo	$54,000	$55	80
1101 Ketcham Ave	0.43mi	3/1.0	1,068 (+0%)	3mo	$25,850	$24	76
1102 Woodward Ave	0.39mi	3/1.0	1,041 (-2%)	4mo	$62,000	$60	75
1548 Booth Ave	0.30mi	3/1.0	1,125 (+6%)	3mo	$95,000	$84	74
3449 Brigham St	0.16mi	3/1.0	946 (-11%)	1mo	$54,000	$57	74
1821 Ridgewood Ave	0.45mi	3/1.0	1,090 (+2%)	2mo	$48,000	$44	73
3333 Beaumont Dr	0.21mi	2/1.0 (-1)	988 (-7%)	3mo	$42,500	$43	71
910 Woodward Ave	0.46mi	3/2.0	1,104 (+4%)	4mo	$34,000	$31	65
3233 Jeannette Ave	0.34mi	3/1.0	1,173 (+10%)	3mo	$86,000	$73	64
3220 Maher St	0.37mi	3/1.0	952 (-10%)	4mo	$54,900	$58	62
1019 E Manhattan Blvd	0.24mi	2/1.5 (-1)	923 (-13%)	4mo	$67,000	$73	56

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: 25.9%
• Equity multiple: 2.08×
• Total profit: $17,738
• Equity at exit: $8,723

10-year hold

• IRR: 34.1%
• Equity multiple: 4.25×
• Total profit: $53,236
• Equity at exit: $5,058

Cash invested: $16,380 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$307
• Tax est. 1.5%: −$73 /mo · $878/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $412

Break-even live

Break-even rent $512

Max offer price $58,500

Occupancy floor 55%

Sensitivity live

Price	-10% $453	-5% $433	+0% $412	+5% $392	+10% $372
Rent	-10% $331	-5% $372	+0% $412	+5% $453	+10% $494
Rate	-1.0pp $442	-0.5pp $427	base $412	+0.5pp $397	+1.0pp $382

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	0.09mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	0.09mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	15d	1	0.12mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	0.37mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	15d	1	0.52mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	0.78mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.78mi
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	15d	1	0.80mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	15d	1	0.86mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	15d	1	0.89mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	0.99mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	24d	1	1.12mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	1.14mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	1.14mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	1.17mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	1.18mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	1.23mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	1.24mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	1.25mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	1.31mi
3563 E Manhattan Blvd Toledo, OH	1.0–2.0	1.0	707	$850	$1.20	15d	1	1.36mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	44d	1	1.40mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	1.44mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	24d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $58,500 Active 28 DOM
2. 2026-06-18
   days on market $58,500 Active 25 DOM
3. 2026-06-17
   days on market $58,500 Active 24 DOM
4. 2026-06-16
   days on market $58,500 Active 23 DOM
5. 2026-06-15
   price $58,500 Active 22 DOM
6. 2026-06-15
   days on market $59,900 Active 22 DOM
7. 2026-06-14
   days on market $59,900 Active 20 DOM
8. 2026-06-10
   days on market $59,900 Active 17 DOM
9. 2026-06-09
   days on market $59,900 Active 16 DOM
10. 2026-06-08
    days on market $59,900 Active 15 DOM
11. 2026-06-07
    days on market $59,900 Active 14 DOM
12. 2026-06-05
    days on market $59,900 Active 11 DOM
13. 2026-06-03
    days on market $59,900 Active 10 DOM
14. 2026-06-02
    days on market $59,900 Active 9 DOM
15. 2026-06-01
    days on market $59,900 Active 8 DOM
16. 2026-05-31
    days on market $59,900 Active 7 DOM
17. 2026-05-30
    days on market $59,900 Active 6 DOM
18. 2026-05-24
    listed $59,900 Active
19. 2015-07-19
    historical
20. 2015-02-16
    listed $19,900
21. 2002-02-14
    soldstatus $37,400 195-char remark

    Show marketing remark (195 chars)

    ABSOLUTE AUCTION SAT FEB 2 AT 10:30AM. 10% BUYER'S PREMIUM WILL BE CHARGED. FOR MORE DETAILS CALL 419 534-6224. REGISTER BUYERS ON AUCTION REGISTRATION FORM VIA FAX OR E-MAIL [email protected]

22. 2001-12-17
    listed $37,400 195-char remark

    Show marketing remark (195 chars)

    ABSOLUTE AUCTION SAT FEB 2 AT 10:30AM. 10% BUYER'S PREMIUM WILL BE CHARGED. FOR MORE DETAILS CALL 419 534-6224. REGISTER BUYERS ON AUCTION REGISTRATION FORM VIA FAX OR E-MAIL [email protected]

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,406
• − Mortgage interest: −$3,277
• − Property taxes: −$878
• − Insurance: −$292
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$1,702
• Taxable income: $4,272
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $3,924/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, as well as exterior painting.

Repairs flagged

• Major kitchen cabinets — severe wear and tear
• Major bathroom fixtures — dated and worn
• Moderate exterior siding — moderate wear
• Major interior walls — paint peeling and wear

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both exterior painting — painting the exterior would improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear and tear	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
interior walls · paint peeling and wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both exterior painting — painting the exterior would improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+60.2% since first listed

5 events — show timeline

• 2026-05-24 Listed $59,900 NORIS
• 2015-07-19 Listing Removed — NORIS
• 2015-02-16 Listed $19,900 NORIS
• 2002-02-14 Sold (MLS) $37,400 NORIS
• 2001-12-17 Listed $37,400 NORIS