521 Cincinnati St · Toledo, OH 43611

$84,900

3 bd · 1.0 ba · 1,199 sqft · SingleFamily public records · 64 Days on market

Built 1910 6,460 sqft lot $71/sqft · 138% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, check out this property within a block of the school that has an enclosed porch glass block windows in the basement roof is in good condition. Walking distance to park.

Key facts

• Glass block windows
• Enclosed porch
• 6,460 sq ft lot

Tags

• ENCLOSED PORCH
• GLASS BLOCK WINDOWS
• WALKING DISTANCE TO PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 64 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $587 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $55k; list at $85k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1910 — 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: 1.34% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.2

CMA / ARV

• ARV (median comp): $35,624
• List price: $84,900
• Delta: 138.32%
• 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
417 Cincinnati St	0.08mi	3/1.0	1,130 (-6%)	11mo	$61,330	$54	78
1970 N Ontario St	0.32mi	3/1.0	1,271 (+6%)	6mo	$35,000	$28	70
329 Columbus St	0.23mi	3/1.0	1,272 (+6%)	18mo	$38,500	$30	64
1990 N Erie St	0.30mi	3/1.5	1,289 (+8%)	11mo	$119,900	$93	63
301 Galena St	0.34mi	3/2.0	1,218 (+2%)	19mo	$30,000	$25	62
312 Ohio St	0.20mi	3/1.5	1,376 (+15%)	3mo	$87,000	$63	61
2622 N Ontario St	0.33mi	2/1.0 (-1)	1,126 (-6%)	20mo	$65,000	$58	53
1821 Ridgewood Ave	0.66mi	3/1.0	1,090 (-9%)	2mo	$48,000	$44	52
1960 N Erie St	0.36mi	3/1.0	1,367 (+14%)	9mo	$30,000	$22	52
2830 F St	0.58mi	3/1.0	1,041 (-13%)	5mo	$52,500	$50	47
718 Buffalo St	0.73mi	3/1.0	1,104 (-8%)	11mo	$45,000	$41	43
2831 D St	0.74mi	3/1.0	1,128 (-6%)	23mo	$35,500	$31	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $3,902
• Equity at exit: $12,659

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $26,239
• Equity at exit: $7,341

Cash invested: $23,772 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 64
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$445
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $277

Break-even live

Break-even rent $783

Max offer price $84,900

Occupancy floor 71%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	23d	1	0.28mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	43d	1	0.41mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	23d	1	0.61mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	13d	1	0.98mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	13d	1	1.02mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	1.07mi
2453 Caledonia St Toledo, OH	2.0	1.0	1179	$810	$0.69	13d	1	1.08mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	43d	1	1.08mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	1.13mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	1.13mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	43d	1	1.15mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.18mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	21d	1	1.19mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	43d	1	1.21mi
3563 E Manhattan Blvd Toledo, OH	1.0–2.0	1.0	707	$850	$1.20	13d	1	1.31mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	43d	1	1.34mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	13d	1	1.35mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.38mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	13d	2	1.39mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	1.39mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.39mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.42mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	43d	1	1.44mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	23d	1	1.47mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	43d	1	1.50mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	21d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $84,900 Active 64 DOM
2. 2026-06-17
   days on market $84,900 Active 63 DOM
3. 2026-06-16
   days on market $84,900 Active 62 DOM
4. 2026-06-15
   days on market $84,900 Active 61 DOM
5. 2026-06-14
   days on market $84,900 Active 59 DOM
6. 2026-06-10
   days on market $84,900 Active 56 DOM
7. 2026-06-09
   days on market $84,900 Active 55 DOM
8. 2026-06-08
   days on market $84,900 Active 54 DOM
9. 2026-06-07
   days on market $84,900 Active 53 DOM
10. 2026-06-05
    days on market $84,900 Active 50 DOM
11. 2026-06-03
    days on market $84,900 Active 49 DOM
12. 2026-06-02
    days on market $84,900 Active 48 DOM
13. 2026-06-01
    days on market $84,900 Active 47 DOM
14. 2026-05-31
    days on market $84,900 Active 46 DOM
15. 2026-05-30
    days on market $84,900 Active 45 DOM
16. 2026-04-14
    listed $84,900 Active 191-char remark

    Show marketing remark (191 chars)

    Calling all investors, check out this property within a block of the school that has an enclosed porch glass block windows in the basement roof is in good condition. Walking distance to park.

17. 2025-10-14
    price $55,000 216-char remark

    Show marketing remark (216 chars)

    Enclosed front porch, glass block windows in basement, also a stool in basement, and a roof to make 2nd bathroom. Roof in good condition. Walking distance to park & elementary school. Previously rented at $1,050.

18. 2025-03-15
    historical $1,300
19. 2025-02-18
    listed $1,300
20. 2023-12-19
    soldstatus $55,000
21. 2023-12-15
    status Pending 216-char remark

    Show marketing remark (216 chars)

    Enclosed front porch, glass block windows in basement, also a stool in basement, and a roof to make 2nd bathroom. Roof in good condition. Walking distance to park & elementary school. Previously rented at $1,050.

22. 2023-12-15
    soldstatus $55,000 Closed 216-char remark

    Show marketing remark (216 chars)

    Enclosed front porch, glass block windows in basement, also a stool in basement, and a roof to make 2nd bathroom. Roof in good condition. Walking distance to park & elementary school. Previously rented at $1,050.

23. 2023-11-10
    historical Contingent 216-char remark

    Show marketing remark (216 chars)

    Enclosed front porch, glass block windows in basement, also a stool in basement, and a roof to make 2nd bathroom. Roof in good condition. Walking distance to park & elementary school. Previously rented at $1,050.

24. 2023-11-06
    listed $59,500 Active 216-char remark

    Show marketing remark (216 chars)

    Enclosed front porch, glass block windows in basement, also a stool in basement, and a roof to make 2nd bathroom. Roof in good condition. Walking distance to park & elementary school. Previously rented at $1,050.

25. 2006-07-05
    soldstatus $18,500

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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 ≥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: $13,603
• − Mortgage interest: −$4,756
• − Property taxes: −$1,659
• − Insurance: −$424
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,470
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $2,812/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · 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: ▼ -79.15%
• Current HPI: 245.2841
• Rent YoY: —
• 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

+358.9% since first listed

10 events — show timeline

• 2026-04-14 Listed $84,900 NORIS
• 2025-10-14 Price Changed $55,000 NORIS
• 2025-03-15 Rental Removed $1,300 APPFOLIO
• 2025-02-18 Listed for Rent $1,300 APPFOLIO
• 2023-12-19 Sold (Public Records) $55,000 Public Records
• 2023-12-15 Pending — NORIS
• 2023-12-15 Sold (MLS) $55,000 NORIS
• 2023-11-10 Contingent — NORIS
• 2023-11-06 Listed $59,500 NORIS
• 2006-07-05 Sold (Public Records) $18,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,659 · +15.9% YoY. Source: county tax records.