4151 Jackman Rd · Toledo, OH 43612

$88,900

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 60 Days on market

Built 1922 3,600 sqft lot $94/sqft · at area comps Est $89k · at est.

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Why this score? — see what drove the D+ 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 +19.1/30.0
• ARV discount +7.7/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in to this inviting home featuring a stunning cathedral ceiling and hardwood floors throughout the spacious living and dining room. The updated kitchen and bath add modern appeal, while two bedrooms on the main level and a third bedroom in the lower level offer flexible living space. Enjoy outdoor living on the wide front porch and back deck, plus the convenience of a one-car garage.

Key facts

• Updated bath
• Wide front porch
• Updated kitchen

Tags

• CATHEDRAL CEILING
• HARDWOOD FLOORS
• UPDATED KITCHEN
• UPDATED BATH
• WIDE FRONT PORCH
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $89k).
• Recommended offer: $86k (3.0% 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 fast (+6.0%/yr); 99 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); 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 $615 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 60 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,233 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.07% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (median comp): $89,383
• List price: $88,900
• Delta: -0.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1734 Barrows St	0.39mi	2/1.0	912 (-4%)	1mo	$90,000	$99	74
3628 Wallwerth Dr	0.59mi	2/1.0	935 (-2%)	2mo	$123,000	$132	68
3846 Burton Ave	0.45mi	2/1.0	906 (-5%)	4mo	$99,900	$110	68
3917 Almeda Dr	0.35mi	2/1.0	839 (-12%)	2mo	$103,000	$123	63
1730 Balkan Pl	0.50mi	2/1.0	872 (-8%)	3mo	$80,000	$92	61
1829 Talbot St	0.60mi	2/1.0	864 (-9%)	2mo	$50,000	$58	56
3856 Wallwerth Dr	0.36mi	2/1.0	1,086 (+14%)	6mo	$120,000	$110	55
2003 Berdan Ave	0.59mi	2/1.0	838 (-12%)	4mo	$58,500	$70	50
1820 Barrows St	0.42mi	3/1.0 (+1)	1,080 (+14%)	6mo	$130,000	$120	48
2014 Barrows St	0.54mi	3/1.0 (+1)	1,069 (+12%)	1mo	$110,000	$103	48
1804 Loxley Rd	0.62mi	3/1.5 (+1)	1,056 (+11%)	1mo	$81,290	$77	44
1489 Berdan Ave	0.55mi	3/1.0 (+1)	1,068 (+12%)	5mo	$60,000	$56	44

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-5,439
• Equity at exit: $13,255

10-year hold

• IRR: 7.5%
• Equity multiple: 1.64×
• Total profit: $16,035
• Equity at exit: $7,686

Cash invested: $24,892 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 99
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $949 high
• Mortgage (P&I): −$466
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $94

Break-even live

Break-even rent $831

Max offer price $88,900

Occupancy floor 85%

Sensitivity live

Price	-10% $144	-5% $119	+0% $94	+5% $68	+10% $43
Rent	-10% $19	-5% $56	+0% $94	+5% $131	+10% $169
Rate	-1.0pp $138	-0.5pp $116	base $94	+0.5pp $71	+1.0pp $47

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3940 Jackman Rd Unit B Toledo, OH	1.0	1.0	600	$650	$1.08	45d	1	0.24mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	15d	3	0.28mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	24d	1	0.43mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	24d	1	0.44mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	22d	1	0.46mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	0.53mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	24d	1	0.54mi
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	24d	1	0.54mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	45d	1	0.60mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	45d	1	0.62mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	24d	1	0.68mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	45d	1	0.71mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	24d	1	0.72mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	0.72mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.79mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	0.91mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	15d	1	0.91mi
3812 Drexel Dr Apt 2 Toledo, OH	1.0	1.0	950	$773	$0.81	24d	1	0.98mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	15d	1	1.02mi
2241 W Laskey Rd Toledo, OH	1.0	1.0	600	$695	$1.16	15d	1	1.03mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	1.03mi
1733 Christian Ave Unit 2 Toledo, OH	1.0	1.0	839	$600	$0.72	24d	1	1.05mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	45d	1	1.05mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	1.05mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	15d	1	1.07mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	1.07mi
2255 W Laskey Rd Unit 14 Toledo, OH	2.0	1.0	650	$775	$1.19	22d	1	1.07mi
2255 W Laskey Rd Apt 10 Toledo, OH	2.0	1.0	650	$775	$1.19	15d	1	1.07mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	45d	1	1.11mi
3640 Douglas Rd Toledo, OH	1.0	1.0	720	$784	$1.09	45d	1	1.12mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	24d	1	1.16mi
4836 Douglas Rd Unit 6 Toledo, OH	1.0	1.0	600	$695	$1.16	24d	1	1.17mi
5317 Jackman Rd Unit 4 Toledo, OH	2.0	1.0	625	$655	$1.05	24d	1	1.22mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	24d	1	1.27mi
4039 Vermaas Ave Toledo, OH	1.0	1.0	612	$675	$1.10	45d	1	1.27mi
3433 Douglas Rd Unit 3 Toledo, OH	1.0	1.0	750	$755	$1.01	15d	1	1.27mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	24d	1	1.28mi
3160 Matson Apt 27 Toledo, OH	1.0	1.0	567	$725	$1.28	22d	1	1.29mi
3150 Matson Unit 17 Toledo, OH	1.0	1.0	567	$799	$1.41	22d	1	1.30mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	24d	1	1.39mi

Listing history 39 events

1. 2026-06-21
   days on market $88,900 Active 60 DOM
2. 2026-06-18
   days on market $88,900 Active 57 DOM
3. 2026-06-17
   days on market $88,900 Active 56 DOM
4. 2026-06-16
   days on market $88,900 Active 55 DOM
5. 2026-06-16
   price $88,900 Active 54 DOM
6. 2026-06-15
   days on market $89,900 Active 54 DOM
7. 2026-06-14
   days on market $89,900 Active 52 DOM
8. 2026-06-10
   days on market $89,900 Active 49 DOM
9. 2026-06-09
   days on market $89,900 Active 48 DOM
10. 2026-06-08
    days on market $89,900 Active 47 DOM
11. 2026-06-07
    statusdays on market $89,900 Active 46 DOM
12. 2026-06-05
    days on market $89,900 Contingent 43 DOM
13. 2026-06-03
    days on market $89,900 Contingent 42 DOM
14. 2026-06-02
    days on market $89,900 Contingent 41 DOM
15. 2026-06-01
    days on market $89,900 Contingent 40 DOM
16. 2026-06-01
    status $89,900 Contingent 39 DOM
17. 2026-05-31
    days on market $89,900 Active 39 DOM
18. 2026-05-30
    days on market $89,900 Active 38 DOM
19. 2026-05-07
    price $89,900 397-char remark

    Show marketing remark (397 chars)

    Move right in to this inviting home featuring a stunning cathedral ceiling and hardwood floors throughout the spacious living and dining room. The updated kitchen and bath add modern appeal, while two bedrooms on the main level and a third bedroom in the lower level offer flexible living space. Enjoy outdoor living on the wide front porch and back deck, plus the convenience of a one-car garage.

20. 2026-04-22
    listed $94,900 Active 397-char remark

    Show marketing remark (397 chars)

    Move right in to this inviting home featuring a stunning cathedral ceiling and hardwood floors throughout the spacious living and dining room. The updated kitchen and bath add modern appeal, while two bedrooms on the main level and a third bedroom in the lower level offer flexible living space. Enjoy outdoor living on the wide front porch and back deck, plus the convenience of a one-car garage.

21. 2025-10-13
    price $78,000 286-char remark

    Show marketing remark (286 chars)

    Move Right in to this updated Home. Beautiful Cathedral Ceiling and hard wood floors in a large living room and dinning room, updated kitchen and bath , newer water heater and 5 year old furnace, wide front Porch and back deck ,one car garage ,extra living space in the dry basement.

22. 2023-06-18
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Move Right in to this updated Home. Beautiful Cathedral Ceiling and hard wood floors in a large living room and dinning room, updated kitchen and bath , newer water heater and 5 year old furnace, wide front Porch and back deck ,one car garage ,extra living space in the dry basement.

23. 2023-06-16
    soldstatus $78,000 Closed 286-char remark

    Show marketing remark (286 chars)

    Move Right in to this updated Home. Beautiful Cathedral Ceiling and hard wood floors in a large living room and dinning room, updated kitchen and bath , newer water heater and 5 year old furnace, wide front Porch and back deck ,one car garage ,extra living space in the dry basement.

24. 2023-06-08
    historical Contingent 286-char remark

    Show marketing remark (286 chars)

    Move Right in to this updated Home. Beautiful Cathedral Ceiling and hard wood floors in a large living room and dinning room, updated kitchen and bath , newer water heater and 5 year old furnace, wide front Porch and back deck ,one car garage ,extra living space in the dry basement.

25. 2023-06-05
    price $79,900 286-char remark

    Show marketing remark (286 chars)

    Move Right in to this updated Home. Beautiful Cathedral Ceiling and hard wood floors in a large living room and dinning room, updated kitchen and bath , newer water heater and 5 year old furnace, wide front Porch and back deck ,one car garage ,extra living space in the dry basement.

26. 2023-05-28
    listed $89,900 Active 286-char remark

    Show marketing remark (286 chars)

    Move Right in to this updated Home. Beautiful Cathedral Ceiling and hard wood floors in a large living room and dinning room, updated kitchen and bath , newer water heater and 5 year old furnace, wide front Porch and back deck ,one car garage ,extra living space in the dry basement.

27. 2017-01-20
    soldstatus $12,500
28. 2016-12-27
    price $12,500
29. 2016-12-05
    listed $9,500
30. 2005-06-30
    soldstatus $57,500
31. 2005-02-11
    listed $57,500
32. 2004-08-05
    historical
33. 2004-01-09
    listed $50,000
34. 2003-12-30
    historical
35. 2003-09-22
    historical
36. 2003-09-22
    listed $69,900
37. 2003-04-16
    listed $74,900
38. 1990-11-13
    soldstatus $21,800
39. 1987-10-21
    soldstatus $21,750

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $1,836 · $153/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: $11,391
• − Mortgage interest: −$4,980
• − Property taxes: −$1,836
• − Insurance: −$444
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,586
• Taxable loss: −$278
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,191/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+313.3% since first listed

21 events — show timeline

• 2026-05-07 Price Changed $89,900 NORIS
• 2026-04-22 Listed $94,900 NORIS
• 2025-10-13 Price Changed $78,000 NORIS
• 2023-06-18 Pending — NORIS
• 2023-06-16 Sold (MLS) $78,000 NORIS
• 2023-06-08 Contingent — NORIS
• 2023-06-05 Price Changed $79,900 NORIS
• 2023-05-28 Listed $89,900 NORIS
• 2017-01-20 Sold (MLS) $12,500 NORIS
• 2016-12-27 Price Changed $12,500 NORIS
• 2016-12-05 Listed $9,500 NORIS
• 2005-06-30 Sold (MLS) $57,500 NORIS
• 2005-02-11 Listed $57,500 NORIS
• 2004-08-05 Listing Removed — NORIS
• 2004-01-09 Listed $50,000 NORIS
• 2003-12-30 Listing Removed — NORIS
• 2003-09-22 Listed $69,900 NORIS
• 2003-09-22 Listing Removed — NORIS
• 2003-04-16 Listed $74,900 NORIS
• 1990-11-13 Sold (Public Records) $21,800 Public Records
• 1987-10-21 Sold (Public Records) $21,750 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,836 · +0.3% YoY. Source: county tax records.