3305 N Detroit Ave · Toledo, OH 43610

$25,000

3 bd · 1.0 ba · 1,259 sqft · SingleFamily public records · 118 Days on market

Built 1909 3,100 sqft lot $20/sqft · 48% below area Est $49k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Great deal on a fixer upper! Add this to your rental portfolio or fix up to live in, either way, you can't go wrong!! Buy with 3309 N. Detroit and own 2 houses next to each other! Selling AS-IS

Key facts

• 3,100 sq ft lot
• Parking
• Built 1909

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 39.2% 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: 30 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($173 loan paydown + $1k appreciation (4.7% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $25k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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. 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.
9. 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.
10. 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: 4.48% ✓
• Cap rate: 39.25%
• Cash-on-cash: 117.69%
• DSCR: 6.24
• GRM: 1.9

CMA / ARV

• ARV (median comp): $48,504
• List price: $25,000
• Delta: -48.46%
• 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
3244 Glenwood Ave	0.10mi	3/1.0	1,223 (-3%)	2mo	$36,000	$29	88
3240 N Detroit Ave	0.11mi	3/1.0	1,208 (-4%)	2mo	$26,667	$22	86
312 W Oakland St	0.43mi	3/1.0	1,248 (-1%)	2mo	$17,851	$14	77
3868 Eggeman Ave	0.54mi	3/1.0	1,262 (+0%)	1mo	$70,000	$55	73
3948 Vermaas Ave	0.69mi	3/1.0	1,296 (+3%)	1mo	$60,000	$46	62
3103 Cottage Ave	0.56mi	3/1.0	1,194 (-5%)	4mo	$58,000	$49	62
3940 Vermaas Ave	0.68mi	3/1.0	1,305 (+4%)	2mo	$70,000	$54	61
3514 Willys Pkwy	0.65mi	3/1.5	1,312 (+4%)	1mo	$64,900	$49	60
3713 Drexel Dr	0.61mi	3/1.0	1,356 (+8%)	1mo	$115,000	$85	57
915 Nesslewood Ave	0.51mi	3/1.0	1,109 (-12%)	3mo	$60,000	$54	54
2841 N Detroit Ave	0.53mi	3/1.0	1,427 (+13%)	1mo	$60,000	$42	52
18 W Oakland St	0.64mi	3/2.0	1,396 (+11%)	1mo	$114,000	$82	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.00×
• Total profit: $49,020
• Equity at exit: $13,634

10-year hold

• IRR: —
• Equity multiple: 16.81×
• Total profit: $110,699
• Equity at exit: $23,102

Cash invested: $7,000 (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 43610

• Home prices YoY: 3.8%
• Active inventory: 30
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$131
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $687

Break-even live

Break-even rent $251

Max offer price $25,000

Occupancy floor 34%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	0.13mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	0.13mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	13d	1	0.44mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	13d	1	0.51mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	23d	1	0.54mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	0.56mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	23d	1	0.61mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	0.63mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	0.64mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.71mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	0.76mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	43d	1	0.79mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	43d	1	0.81mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	0.82mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	0.83mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	0.84mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.87mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.89mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	0.90mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.90mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	0.92mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	0.93mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.94mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	13d	1	0.95mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	43d	1	0.96mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	0.97mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	13d	1	1.07mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	1.12mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	1.15mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	43d	1	1.17mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	13d	1	1.18mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	43d	1	1.18mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	43d	1	1.18mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	43d	1	1.19mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	23d	1	1.20mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	13d	1	1.20mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	13d	1	1.22mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	1.23mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	1.25mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	43d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $25,000 Active 118 DOM
2. 2026-06-17
   days on market $25,000 Active 117 DOM
3. 2026-06-16
   days on market $25,000 Active 116 DOM
4. 2026-06-15
   days on market $25,000 Active 115 DOM
5. 2026-06-14
   days on market $25,000 Active 113 DOM
6. 2026-06-10
   days on market $25,000 Active 110 DOM
7. 2026-06-09
   days on market $25,000 Active 109 DOM
8. 2026-06-08
   days on market $25,000 Active 108 DOM
9. 2026-06-07
   days on market $25,000 Active 107 DOM
10. 2026-06-05
    days on market $25,000 Active 104 DOM
11. 2026-06-03
    days on market $25,000 Active 103 DOM
12. 2026-06-02
    days on market $25,000 Active 102 DOM
13. 2026-06-01
    days on market $25,000 Active 101 DOM
14. 2026-05-31
    days on market $25,000 Active 100 DOM
15. 2026-05-30
    days on market $25,000 Active 99 DOM
16. 2026-02-20
    listed $25,000 Active 197-char remark

    Show marketing remark (197 chars)

    Great deal on a fixer upper! Add this to your rental portfolio or fix up to live in, either way, you can't go wrong!! Buy with 3309 N. Detroit and own 2 houses next to each other! Selling AS-IS

17. 2002-01-14
    soldstatus $16,500
18. 1991-08-12
    soldstatus $13,000
19. 1988-07-14
    soldstatus $10,000
20. 1985-09-05
    soldstatus $10,000

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/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: $13,445
• − Mortgage interest: −$1,400
• − Property taxes: −$684
• − Insurance: −$125
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$727
• Taxable income: $8,356
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $6,233/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 · 437,818 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 4,057
• Household income: $38,369
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 15.7

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.65%
• Current HPI: 126.1457
• Rent YoY: —
• Metro: —
• 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

+150.0% since first listed

5 events — show timeline

• 2026-02-20 Listed $25,000 NORIS
• 2002-01-14 Sold (Public Records) $16,500 Public Records
• 1991-08-12 Sold (Public Records) $13,000 Public Records
• 1988-07-14 Sold (Public Records) $10,000 Public Records
• 1985-09-05 Sold (Public Records) $10,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $684 · +33.7% YoY. Source: county tax records.