541 Myers St · Toledo, OH 43609

$95,000

3 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 41 Days on market

Built 1897 5,000 sqft lot $79/sqft · 11% above area Est $85k · 11% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.1/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

WELCOME IN SOUTH TOLEDO. MOVE-IN-AT-CLOSING. FRESHLY PAINTED-NEWER WINDOWS- FURNACE-WATERTANK. NO GARAGE BUT ROOM TO BUILD ONE. PRICED WELL FOR QUICK SELL. BETTER HURRY. BUDGET GAS $75 ELECTRICAL UPDATED LAST YEAR!

Key facts

• Covered front porch
• Large family room
• Newer shed

Tags

• CONCRETE DRIVEWAY
• FULLY FENCED BACKYARD
• NEWER SHED
• COVERED FRONT PORCH
• LARGE FAMILY ROOM
• DEDICATED DINING ROOM

Property features AI

Finance

• HOA & community: Neighborhood sidewalks

Exterior

• Parking: Concrete driveway; On-street parking
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Public sewer; Cable available; Internet and Wi‑Fi available
• Home design: Single-family residence; House with two levels (2 stories); Not attached to other structures; No common walls
• Construction: Aluminum siding; Block foundation
• Exterior features: Private yard; Deck; Front porch; Covered porch; Shed(s); Chain-link full fencing; Shingle roof

Interior

• Kitchen: Vinyl flooring; Refrigerator; Gas oven
• Bedrooms: Upstairs bedroom (wood flooring); Upstairs Bedroom 2 (wood flooring); Upstairs Bedroom 3 (wood flooring)
• Flooring: Carpet; Luxury vinyl; Vinyl; Wood (bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Ceiling fan(s); Double-pane windows with screens; Unfinished basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup in basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.7% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Arlington Elementary School (math 12% / reading 14%, grade F, #1,429 of 1,584 statewide, top 90%, 327 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.8%/yr); 100 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($657 loan paydown + $712 appreciation (0.8% 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 (0.8% appreciation + 7.8% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $56k; list at $95k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1897 — 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: 1.21% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (median comp): $85,434
• List price: $95,000
• Delta: 11.20%
• 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
1836 Finch St	0.43mi	3/2.0	1,188 (-1%)	3mo	$85,950	$72	72
819 Geneva Ave	0.58mi	3/1.0	1,212 (+1%)	1mo	$105,000	$87	71
537 Lynnhaven Dr	0.24mi	3/2.0	1,088 (-10%)	1mo	$150,000	$138	68
829 Ogden Ave	0.64mi	3/1.0	1,220 (+1%)	2mo	$100,000	$82	66
119 Whiting Ave	0.64mi	3/1.0	1,224 (+2%)	2mo	$45,000	$37	65
752 Hampton Ave	0.63mi	2/1.5 (-1)	1,182 (-2%)	2mo	$85,900	$73	59
256 Decatur St	0.33mi	3/2.0	1,364 (+13%)	1mo	$100,500	$74	57
936 Atlantic Ave	0.56mi	3/1.0	1,080 (-10%)	3mo	$77,000	$71	55
219 Storrs	0.51mi	3/1.0	1,056 (-12%)	2mo	$81,800	$77	54
839 Brighton Ave	0.75mi	3/1.0	1,260 (+5%)	3mo	$102,000	$81	54
842 Geneva Ave	0.58mi	3/1.0	1,329 (+10%)	3mo	$58,000	$44	53
1039 Wright Ave	0.71mi	3/1.0	1,097 (-9%)	2mo	$15,000	$14	51

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

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.81×
• Total profit: $21,636
• Equity at exit: $31,198

10-year hold

• IRR: 22.3%
• Equity multiple: 4.06×
• Total profit: $81,282
• Equity at exit: $40,523

Cash invested: $26,600 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 100
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$498
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $238

Break-even live

Break-even rent $848

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $292	-5% $265	+0% $238	+5% $211	+10% $184
Rent	-10% $147	-5% $193	+0% $238	+5% $284	+10% $329
Rate	-1.0pp $286	-0.5pp $262	base $238	+0.5pp $214	+1.0pp $189

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	45d	1	0.37mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	22d	1	0.39mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	0.48mi
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	24d	1	0.53mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	15d	1	0.53mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	45d	1	0.59mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	15d	1	0.60mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	15d	1	0.78mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	45d	1	0.78mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	45d	1	0.81mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	45d	1	0.86mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	15d	1	0.97mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	45d	1	1.09mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	45d	1	1.12mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	45d	1	1.13mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	45d	1	1.14mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	15d	1	1.23mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	22d	1	1.25mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	1.43mi

Listing history 48 events

1. 2026-06-21
   days on market $95,000 Active 41 DOM
2. 2026-06-18
   days on market $95,000 Active 38 DOM
3. 2026-06-17
   days on market $95,000 Active 37 DOM
4. 2026-06-16
   days on market $95,000 Active 36 DOM
5. 2026-06-15
   days on market $95,000 Active 35 DOM
6. 2026-06-14
   days on market $95,000 Active 33 DOM
7. 2026-06-10
   days on market $95,000 Active 30 DOM
8. 2026-06-09
   days on market $95,000 Active 29 DOM
9. 2026-06-08
   days on market $95,000 Active 28 DOM
10. 2026-06-07
    days on market $95,000 Active 27 DOM
11. 2026-06-05
    days on market $95,000 Active 24 DOM
12. 2026-06-03
    days on market $95,000 Active 23 DOM
13. 2026-06-02
    days on market $95,000 Active 22 DOM
14. 2026-06-01
    days on market $95,000 Active 21 DOM
15. 2026-05-31
    days on market $95,000 Active 20 DOM
16. 2026-05-30
    days on market $95,000 Active 19 DOM
17. 2026-05-11
    listed $95,000 Active 946-char remark
18. 2025-10-14
    price $51,134 214-char remark

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

19. 2025-10-14
    price $55,620

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

20. 2025-10-14
    price $16,000

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

21. 2021-11-17
    soldstatus $55,700
22. 2021-11-06
    status Pending

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

23. 2021-11-03
    soldstatus $55,620 Closed

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

24. 2021-10-02
    historical Contingent

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

25. 2021-09-20
    listed $59,900 Active

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

26. 2021-09-10
    historical $59,900

    Show marketing remark (206 chars)

    Nice, clean 3 bedroom 1 bath home in Toledo. Fresh Paint throughout, newer carpet. Large rooms, high ceilings. Spacious fenced in backyard with patio and shed. Great investment property or first time buyer!

27. 2014-05-15
    soldstatus $16,000
28. 2014-05-09
    price $19,900
29. 2014-02-23
    listed $19,900
30. 2013-11-01
    historical
31. 2012-08-01
    listed $27,500
32. 2011-10-30
    historical
33. 2011-07-02
    listed $22,900
34. 2008-01-07
    historical
35. 2007-09-21
    listed $29,900
36. 2007-09-20
    historical
37. 2007-08-20
    listed $45,900
38. 2007-08-16
    historical
39. 2007-07-16
    listed $45,900
40. 2006-12-10
    historical
41. 2006-08-10
    listed $54,900
42. 2000-07-18
    soldstatus $51,200
43. 2000-07-14
    soldstatus $51,134 214-char remark

    Show marketing remark (214 chars)

    WELCOME IN SOUTH TOLEDO. MOVE-IN-AT-CLOSING. FRESHLY PAINTED-NEWER WINDOWS- FURNACE-WATERTANK. NO GARAGE BUT ROOM TO BUILD ONE. PRICED WELL FOR QUICK SELL. BETTER HURRY. BUDGET GAS $75 ELECTRICAL UPDATED LAST YEAR!

44. 2000-02-22
    listed $52,600 214-char remark

    Show marketing remark (214 chars)

    WELCOME IN SOUTH TOLEDO. MOVE-IN-AT-CLOSING. FRESHLY PAINTED-NEWER WINDOWS- FURNACE-WATERTANK. NO GARAGE BUT ROOM TO BUILD ONE. PRICED WELL FOR QUICK SELL. BETTER HURRY. BUDGET GAS $75 ELECTRICAL UPDATED LAST YEAR!

45. 2000-02-20
    historical
46. 1999-08-20
    listed $52,600
47. 1997-07-29
    soldstatus $40,000
48. 1986-01-02
    soldstatus $26,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,791
• − Mortgage interest: −$5,321
• − Property taxes: −$1,582
• − Insurance: −$475
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,764
• Taxable income: $1,442
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,513/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+265.4% since first listed

32 events — show timeline

• 2026-05-11 Listed $95,000 NORIS
• 2025-10-14 Price Changed $51,134 NORIS
• 2025-10-14 Price Changed $55,620 NORIS
• 2025-10-14 Price Changed $16,000 NORIS
• 2021-11-17 Sold (Public Records) $55,700 Public Records
• 2021-11-06 Pending — NORIS
• 2021-11-03 Sold (MLS) $55,620 NORIS
• 2021-10-02 Contingent — NORIS
• 2021-09-20 Listed $59,900 NORIS
• 2021-09-10 Coming Soon $59,900 NORIS
• 2014-05-15 Sold (MLS) $16,000 NORIS
• 2014-05-09 Price Changed $19,900 NORIS
• 2014-02-23 Listed $19,900 NORIS
• 2013-11-01 Listing Removed — NORIS
• 2012-08-01 Listed $27,500 NORIS
• 2011-10-30 Listing Removed — NORIS
• 2011-07-02 Listed $22,900 NORIS
• 2008-01-07 Listing Removed — NORIS
• 2007-09-21 Listed $29,900 NORIS
• 2007-09-20 Listing Removed — NORIS
• 2007-08-20 Listed $45,900 NORIS
• 2007-08-16 Listing Removed — NORIS
• 2007-07-16 Listed $45,900 NORIS
• 2006-12-10 Listing Removed — NORIS
• 2006-08-10 Listed $54,900 NORIS
• 2000-07-18 Sold (Public Records) $51,200 Public Records
• 2000-07-14 Sold (MLS) $51,134 NORIS
• 2000-02-22 Listed $52,600 NORIS
• 2000-02-20 Listing Removed — NORIS
• 1999-08-20 Listed $52,600 NORIS
• 1997-07-29 Sold (Public Records) $40,000 Public Records
• 1986-01-02 Sold (Public Records) $26,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,582 · -8.4% YoY. Source: county tax records.