313 Mettler St · Toledo, OH 43608

$70,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 90 Days on market

Built 1900 3,800 sqft lot $68/sqft · 71% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home well maintained with a fenced in backyard big deck and large garage.

Key facts

• 3,800 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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-, 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); 59 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 39% 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 $484 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (median comp): $40,944
• List price: $70,000
• Delta: 70.97%
• 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
533 Bronson Ave	0.31mi	3/1.0 (+1)	1,018 (-2%)	6mo	$55,000	$54	72
2743 Elm St	0.08mi	3/1.0 (+1)	925 (-11%)	3mo	$68,000	$74	71
235 Bronson Ave	0.17mi	3/2.0 (+1)	1,104 (+7%)	2mo	$48,000	$43	70
241 E Weber St	0.45mi	2/1.0	980 (-5%)	4mo	$60,000	$61	66
3377 Lagrange St	0.69mi	2/1.0	1,030 (-1%)	4mo	$80,000	$78	64
125 E Oakland St	0.57mi	2/1.0	1,088 (+5%)	4mo	$18,000	$17	62
3118 Elm St	0.29mi	3/1.0 (+1)	1,140 (+10%)	4mo	$50,000	$44	62
358 E Manhattan Blvd	0.73mi	3/1.0 (+1)	1,032 (-0%)	6mo	$65,000	$63	55
3319 Franklin Ave	0.69mi	2/1.0	958 (-8%)	3mo	$45,000	$47	53
40 E Oakland St	0.58mi	3/1.0 (+1)	1,110 (+7%)	4mo	$53,000	$48	52
150 W Park St	0.67mi	2/1.0	1,124 (+8%)	4mo	$12,000	$11	51
17 W Pearl St	0.75mi	3/1.0 (+1)	966 (-7%)	2mo	$16,900	$17	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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.40×
• Total profit: $7,793
• Equity at exit: $10,437

10-year hold

• IRR: 19.8%
• Equity multiple: 2.73×
• Total profit: $33,930
• Equity at exit: $6,052

Cash invested: $19,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $954 high
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $287

Break-even live

Break-even rent $591

Max offer price $70,000

Occupancy floor 65%

Sensitivity live

Price	-10% $326	-5% $307	+0% $287	+5% $267	+10% $247
Rent	-10% $211	-5% $249	+0% $287	+5% $325	+10% $362
Rate	-1.0pp $322	-0.5pp $305	base $287	+0.5pp $269	+1.0pp $250

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	0.02mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	0.11mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	0.11mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	0.15mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	22d	1	0.15mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	0.15mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	0.20mi
3010 Warsaw St Toledo, OH	1.0	1.0	806	$525	$0.65	22d	1	0.38mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	0.43mi
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	15d	1	0.59mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	0.60mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.60mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	0.67mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	15d	1	0.69mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	0.71mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	15d	1	0.79mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	15d	1	0.81mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	15d	10	0.89mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	0.89mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	24d	1	0.90mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	44d	1	0.92mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	24d	1	0.97mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	15d	1	1.13mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.14mi
409 W Bancroft St Toledo, OH	2.0	1.0	730	$880	$1.21	44d	1	1.14mi
425 W Bancroft St Toledo, OH	1.0	1.0	711	$725	$1.02	44d	1	1.16mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	24d	1	1.16mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	1.16mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	1.18mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	44d	1	1.19mi
624 Bush St Toledo, OH	1.0	1.0	1193	$699	$0.59	44d	1	1.20mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	15d	1	1.20mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	15d	1	1.26mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	44d	1	1.26mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	15d	2	1.33mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	24d	1	1.33mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.33mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	44d	1	1.34mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	15d	1	1.34mi
142 23rd St Toledo, OH	1.0	1.0–1.5	508	$1,395	$2.75	44d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $70,000 Active 90 DOM
2. 2026-06-18
   days on market $70,000 Active 87 DOM
3. 2026-06-17
   days on market $70,000 Active 86 DOM
4. 2026-06-16
   days on market $70,000 Active 85 DOM
5. 2026-06-15
   days on market $70,000 Active 84 DOM
6. 2026-06-14
   days on market $70,000 Active 82 DOM
7. 2026-06-10
   days on market $70,000 Active 79 DOM
8. 2026-06-09
   days on market $70,000 Active 78 DOM
9. 2026-06-08
   days on market $70,000 Active 77 DOM
10. 2026-06-07
    days on market $70,000 Active 76 DOM
11. 2026-06-05
    days on market $70,000 Active 73 DOM
12. 2026-06-03
    days on market $70,000 Active 72 DOM
13. 2026-06-02
    days on market $70,000 Active 71 DOM
14. 2026-06-01
    days on market $70,000 Active 70 DOM
15. 2026-05-31
    days on market $70,000 Active 69 DOM
16. 2026-05-30
    days on market $70,000 Active 68 DOM
17. 2026-04-24
    status Active 83-char remark

    Show marketing remark (83 chars)

    Beautiful home well maintained with a fenced in backyard big deck and large garage.

18. 2026-03-06
    status Pending 83-char remark

    Show marketing remark (83 chars)

    Beautiful home well maintained with a fenced in backyard big deck and large garage.

19. 2026-02-10
    status Active 83-char remark

    Show marketing remark (83 chars)

    Beautiful home well maintained with a fenced in backyard big deck and large garage.

20. 2026-01-21
    status Pending 83-char remark

    Show marketing remark (83 chars)

    Beautiful home well maintained with a fenced in backyard big deck and large garage.

21. 2026-01-14
    listed $70,000 Active 83-char remark

    Show marketing remark (83 chars)

    Beautiful home well maintained with a fenced in backyard big deck and large garage.

22. 2026-01-13
    historical $70,000 83-char remark

    Show marketing remark (83 chars)

    Beautiful home well maintained with a fenced in backyard big deck and large garage.

23. 2025-04-17
    soldstatus $65,000
24. 2025-04-12
    soldstatus $65,000 Closed 250-char remark

    Show marketing remark (250 chars)

    This 2 possible 3 bed, one bath home offers a lovely updated kitchen with oak cabinets. Fully fenced in back yard with large covered deck and detached 2 car garage. This home features a newer furnace, hot water tank, and AC. All appliances included!

25. 2025-04-07
    status Pending 250-char remark

    Show marketing remark (250 chars)

    This 2 possible 3 bed, one bath home offers a lovely updated kitchen with oak cabinets. Fully fenced in back yard with large covered deck and detached 2 car garage. This home features a newer furnace, hot water tank, and AC. All appliances included!

26. 2025-04-07
    price $65,000 250-char remark

    Show marketing remark (250 chars)

    This 2 possible 3 bed, one bath home offers a lovely updated kitchen with oak cabinets. Fully fenced in back yard with large covered deck and detached 2 car garage. This home features a newer furnace, hot water tank, and AC. All appliances included!

27. 2025-03-09
    historical Contingent 250-char remark

    Show marketing remark (250 chars)

    This 2 possible 3 bed, one bath home offers a lovely updated kitchen with oak cabinets. Fully fenced in back yard with large covered deck and detached 2 car garage. This home features a newer furnace, hot water tank, and AC. All appliances included!

28. 2025-03-05
    listed $59,900 Active 250-char remark

    Show marketing remark (250 chars)

    This 2 possible 3 bed, one bath home offers a lovely updated kitchen with oak cabinets. Fully fenced in back yard with large covered deck and detached 2 car garage. This home features a newer furnace, hot water tank, and AC. All appliances included!

29. 1998-09-24
    soldstatus $10,000
30. 1998-09-24
    soldstatus $27,000
31. 1994-04-04
    soldstatus $16,500

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$121/yr (+$10/mo · 14.3%)

ⓘ 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: $11,451
• − Mortgage interest: −$3,921
• − Property taxes: −$849
• − Insurance: −$350
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,036
• Taxable income: $2,462
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $2,851/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

+324.2% since first listed

15 events — show timeline

• 2026-04-24 Relisted — NORIS
• 2026-03-06 Pending — NORIS
• 2026-02-10 Relisted — NORIS
• 2026-01-21 Pending — NORIS
• 2026-01-14 Listed $70,000 NORIS
• 2026-01-13 Coming Soon $70,000 NORIS
• 2025-04-17 Sold (Public Records) $65,000 Public Records
• 2025-04-12 Sold (MLS) $65,000 NORIS
• 2025-04-07 Pending — NORIS
• 2025-04-07 Price Changed $65,000 NORIS
• 2025-03-09 Contingent — NORIS
• 2025-03-05 Listed $59,900 NORIS
• 1998-09-24 Sold (Public Records) $27,000 Public Records
• 1998-09-24 Sold (Public Records) $10,000 Public Records
• 1994-04-04 Sold (Public Records) $16,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $849 · +3.5% YoY. Source: county tax records.