1838 Cone St · Toledo, OH 43606

$99,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 67 Days on market

Built 1996 4,200 sqft lot $77/sqft · 85% above area

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Calling all investors, well maintained spacious home with large kitchen. Home is newer Contruction and was built in the lat 1990's. Laundry on the 2nd floor. Plenty of linving space in this one.

Key facts

• 4,200 sq ft lot
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

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 (+2.3%/yr); 95 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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 $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $54,128
• List price: $99,900
• Delta: 84.56%
• 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
1748 Freeman St	0.25mi	3/1.5	1,263 (-3%)	2mo	$83,000	$66	80
2334 Torrey Hill Dr	0.15mi	3/1.0	1,238 (-5%)	5mo	$76,000	$61	77
2324 Upton Ave	0.04mi	3/1.0	1,128 (-13%)	6mo	$67,900	$60	67
2272 Rosedale Ave	0.28mi	3/1.5	1,436 (+10%)	6mo	$92,500	$64	62
2242 Auburn Ave	0.51mi	3/1.0	1,241 (-4%)	3mo	$85,000	$68	62
2741 Bryn Mawr Dr	0.49mi	3/1.0	1,345 (+4%)	7mo	$115,000	$86	61
2026 Clinton St	0.53mi	3/1.0	1,256 (-3%)	6mo	$700,000	$557	61
1827 Jermain Dr	0.62mi	3/1.0	1,375 (+6%)	1mo	$95,000	$69	57
2711 Gunckel Blvd	0.71mi	3/1.0	1,385 (+6%)	2mo	$210,000	$152	50
1942 Wellesley Dr	0.61mi	3/1.5	1,436 (+10%)	4mo	$111,000	$77	49
2026 Hawthorne St	0.62mi	3/1.0	1,142 (-12%)	0mo	$65,000	$57	46
1812 Joffre Ave	0.71mi	4/2.0 (+1)	1,450 (+12%)	7mo	$95,927	$66	37

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-3,937
• Equity at exit: $14,895

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $10,214
• Equity at exit: $8,638

Cash invested: $27,972 (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: 95
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$524
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $205

Break-even live

Break-even rent $814

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $261	-5% $233	+0% $205	+5% $176	+10% $148
Rent	-10% $120	-5% $162	+0% $205	+5% $247	+10% $289
Rate	-1.0pp $255	-0.5pp $230	base $205	+0.5pp $179	+1.0pp $152

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	44d	1	0.06mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	44d	1	0.09mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	44d	1	0.15mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	0.18mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	44d	1	0.45mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	44d	1	0.45mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	44d	1	0.52mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	24d	1	0.59mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	24d	1	0.66mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	0.68mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	44d	1	0.76mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	44d	1	0.80mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	15d	1	0.81mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	0.82mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	44d	1	0.90mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	44d	1	0.92mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	44d	1	0.94mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	44d	1	1.04mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	44d	1	1.06mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	24d	1	1.09mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,488	$1.80	15d	71	1.15mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	1.18mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	24d	1	1.20mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	44d	1	1.25mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	44d	1	1.27mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	24d	1	1.27mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	1.29mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	44d	1	1.30mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	44d	1	1.31mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	44d	1	1.32mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	44d	1	1.40mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	15d	1	1.46mi
3121 Cheltenham Rd Toledo, OH	4.0	2.0	1691	$1,800	$1.06	44d	1	1.47mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	44d	1	1.49mi

Listing history 43 events

1. 2026-06-21
   days on market $99,900 Active 67 DOM
2. 2026-06-18
   days on market $99,900 Active 64 DOM
3. 2026-06-17
   days on market $99,900 Active 63 DOM
4. 2026-06-16
   days on market $99,900 Active 62 DOM
5. 2026-06-15
   days on market $99,900 Active 61 DOM
6. 2026-06-14
   days on market $99,900 Active 59 DOM
7. 2026-06-10
   statusdays on market $99,900 Active 56 DOM
8. 2026-06-09
   days on market $99,900 Contingent 55 DOM
9. 2026-06-08
   days on market $99,900 Contingent 54 DOM
10. 2026-06-07
    days on market $99,900 Contingent 53 DOM
11. 2026-06-05
    days on market $99,900 Contingent 50 DOM
12. 2026-06-03
    days on market $99,900 Contingent 49 DOM
13. 2026-06-02
    days on market $99,900 Contingent 48 DOM
14. 2026-06-01
    days on market $99,900 Contingent 47 DOM
15. 2026-05-31
    days on market $99,900 Contingent 46 DOM
16. 2026-05-30
    days on market $99,900 Contingent 45 DOM
17. 2026-05-05
    historical Contingent 201-char remark

    Show marketing remark (201 chars)

    Calling all investors, well maintained spacious home with large kitchen. Home is newer Contruction and was built in the lat 1990's. Laundry on the 2nd floor. Plenty of linving space in this one.

18. 2026-04-14
    listed $99,900 Active 201-char remark

    Show marketing remark (201 chars)

    Calling all investors, well maintained spacious home with large kitchen. Home is newer Contruction and was built in the lat 1990's. Laundry on the 2nd floor. Plenty of linving space in this one.

19. 2025-10-14
    price $20,000 210-char remark

    Show marketing remark (210 chars)

    CORPORATE LISTING! PRICED FOR "AS-IS" SALE. 3 BEDROOMS, 2 BATHS, 2-CAR GARAGE,DOUBLE LOT. VINYL SIDED HOUSE & GARAGE. **FURNACE, C/A, 2 TOILETS, VANITY, KITCHEN SINK AND MEDICINE CABINET MISSING.

20. 2025-10-14
    price $67,900

    Show marketing remark (210 chars)

    CORPORATE LISTING! PRICED FOR "AS-IS" SALE. 3 BEDROOMS, 2 BATHS, 2-CAR GARAGE,DOUBLE LOT. VINYL SIDED HOUSE & GARAGE. **FURNACE, C/A, 2 TOILETS, VANITY, KITCHEN SINK AND MEDICINE CABINET MISSING.

21. 2025-10-13
    price $30,000
22. 2024-08-14
    historical $1,200
23. 2024-08-06
    listed $1,200
24. 2024-07-19
    historical $1,200
25. 2024-07-09
    listed $1,200
26. 2023-11-22
    soldstatus $67,900 Closed
27. 2023-11-03
    status Pending
28. 2023-10-18
    status Active
29. 2023-10-01
    historical Contingent
30. 2023-09-26
    status Active
31. 2023-09-06
    status Pending
32. 2023-09-02
    listed $69,900 Active
33. 2023-08-29
    historical $69,900
34. 2013-07-11
    soldstatus $30,000
35. 2013-07-05
    soldstatus $30,000
36. 2012-08-22
    listed $38,000
37. 2004-11-10
    soldstatus $20,000
38. 2004-11-05
    soldstatus $20,000 210-char remark

    Show marketing remark (210 chars)

    CORPORATE LISTING! PRICED FOR "AS-IS" SALE. 3 BEDROOMS, 2 BATHS, 2-CAR GARAGE,DOUBLE LOT. VINYL SIDED HOUSE & GARAGE. **FURNACE, C/A, 2 TOILETS, VANITY, KITCHEN SINK AND MEDICINE CABINET MISSING.

39. 2004-07-28
    soldstatus $60,000
40. 2004-06-02
    listed $39,343 210-char remark

    Show marketing remark (210 chars)

    CORPORATE LISTING! PRICED FOR "AS-IS" SALE. 3 BEDROOMS, 2 BATHS, 2-CAR GARAGE,DOUBLE LOT. VINYL SIDED HOUSE & GARAGE. **FURNACE, C/A, 2 TOILETS, VANITY, KITCHEN SINK AND MEDICINE CABINET MISSING.

41. 2004-05-11
    historical
42. 2004-04-26
    listed $74,900
43. 1998-07-20
    soldstatus $50,000

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $1,243 · $104/mo
• Expected delta: +$316/yr (+$26/mo · 34.1%)

ⓘ 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: $12,870
• − Mortgage interest: −$5,596
• − Property taxes: −$927
• − Insurance: −$500
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,906
• Taxable income: $882
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,242/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

+99.8% since first listed

27 events — show timeline

• 2026-05-05 Contingent — NORIS
• 2026-04-14 Listed $99,900 NORIS
• 2025-10-14 Price Changed $20,000 NORIS
• 2025-10-14 Price Changed $67,900 NORIS
• 2025-10-13 Price Changed $30,000 NORIS
• 2024-08-14 Rental Removed $1,200 APPFOLIO
• 2024-08-06 Listed for Rent $1,200 APPFOLIO
• 2024-07-19 Rental Removed $1,200 APPFOLIO
• 2024-07-09 Listed for Rent $1,200 APPFOLIO
• 2023-11-22 Sold (MLS) $67,900 NORIS
• 2023-11-03 Pending — NORIS
• 2023-10-18 Relisted — NORIS
• 2023-10-01 Contingent — NORIS
• 2023-09-26 Relisted — NORIS
• 2023-09-06 Pending — NORIS
• 2023-09-02 Listed $69,900 NORIS
• 2023-08-29 Coming Soon $69,900 NORIS
• 2013-07-11 Sold (Public Records) $30,000 Public Records
• 2013-07-05 Sold (MLS) $30,000 NORIS
• 2012-08-22 Listed $38,000 NORIS
• 2004-11-10 Sold (Public Records) $20,000 Public Records
• 2004-11-05 Sold (MLS) $20,000 NORIS
• 2004-07-28 Sold (Public Records) $60,000 Public Records
• 2004-06-02 Listed $39,343 NORIS
• 2004-05-11 Listing Removed — NORIS
• 2004-04-26 Listed $74,900 NORIS
• 1998-07-20 Sold (Public Records) $50,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $927 · +2.9% YoY. Source: county tax records.