3350 Maple St · Toledo, OH 43608

$69,000

2 bd · 1.5 ba · 720 sqft · SingleFamily public records · 262 Days on market

Built 1897 3,598 sqft lot $96/sqft · 58% 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

Key facts

• 3,598 sq ft lot
• Garage
• Built 1897

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Rents rising (+3.9%/yr); 58 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 35% 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 $477 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 $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $69k implies a 89% 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.24% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $43,555
• List price: $69,000
• Delta: 58.42%
• 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
3245 Elm St	0.18mi	2/1.0	756 (+5%)	3mo	$33,000	$44	79
246 E Manhattan Blvd	0.19mi	2/1.0	732 (+2%)	14mo	$77,500	$106	75
419 E Streicher St	0.28mi	2/1.0	672 (-7%)	5mo	$17,500	$26	69
30 W Oakland St	0.44mi	1/1.0 (-1)	730 (+1%)	6mo	$28,000	$38	65
326 Bronson Ave	0.45mi	2/1.0	740 (+3%)	14mo	$28,000	$38	61
3545 Dean Ave	0.22mi	2/1.0	816 (+13%)	6mo	$70,000	$86	61
328 E Central Ave	0.36mi	2/1.0	776 (+8%)	10mo	$25,500	$33	60
34 E Streicher St	0.38mi	2/1.0	760 (+6%)	17mo	$25,000	$33	57
222 E Park St	0.30mi	2/1.0	810 (+12%)	10mo	$41,800	$52	55
531 E Park St	0.41mi	2/1.0	819 (+14%)	5mo	$8,500	$10	52
161 Mettler St	0.60mi	2/1.0	796 (+11%)	1mo	$23,500	$30	51
233 Bronson Ave	0.43mi	2/1.0	822 (+14%)	14mo	$30,000	$36	43

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: 4.5%
• Equity multiple: 1.18×
• Total profit: $3,412
• Equity at exit: $10,288

10-year hold

• IRR: 14.8%
• Equity multiple: 2.24×
• Total profit: $23,992
• Equity at exit: $5,966

Cash invested: $19,320 (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: 58
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $853 high
• Mortgage (P&I): −$362
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $217

Break-even live

Break-even rent $578

Max offer price $69,000

Occupancy floor 70%

Sensitivity live

Price	-10% $256	-5% $237	+0% $217	+5% $197	+10% $178
Rent	-10% $150	-5% $183	+0% $217	+5% $251	+10% $284
Rate	-1.0pp $252	-0.5pp $235	base $217	+0.5pp $199	+1.0pp $181

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	24d	1	0.09mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	21d	1	0.64mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	0.96mi
4039 Vermaas Ave Toledo, OH	1.0	1.0	612	$675	$1.10	44d	1	1.31mi
4412 Packard Rd Toledo, OH	2.0	1.0	672	$900	$1.34	14d	1	1.38mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	21d	1	1.41mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	14d	1	1.49mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $69,000 Active 262 DOM
2. 2026-06-17
   days on market $69,000 Active 261 DOM
3. 2026-06-16
   days on market $69,000 Active 260 DOM
4. 2026-06-15
   days on market $69,000 Active 259 DOM
5. 2026-06-14
   days on market $69,000 Active 257 DOM
6. 2026-06-10
   days on market $69,000 Active 254 DOM
7. 2026-06-09
   days on market $69,000 Active 253 DOM
8. 2026-06-08
   days on market $69,000 Active 252 DOM
9. 2026-06-07
   days on market $69,000 Active 251 DOM
10. 2026-06-05
    days on market $69,000 Active 248 DOM
11. 2026-06-03
    days on market $69,000 Active 247 DOM
12. 2026-06-02
    days on market $69,000 Active 246 DOM
13. 2026-06-01
    days on market $69,000 Active 245 DOM
14. 2026-05-31
    days on market $69,000 Active 244 DOM
15. 2026-05-30
    days on market $69,000 Active 243 DOM
16. 2026-01-14
    price $76,500 739-char remark

    Show marketing remark (739 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

17. 2025-11-10
    price $80,450 739-char remark

    Show marketing remark (739 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

18. 2025-10-14
    price $36,500 310-char remark

    Show marketing remark (310 chars)

    Stop by and take a look at what could be your next real estate investment addition to your portfolio or first-time buyer just starting out. This home has an approximately 1 year old, 40-year shingled roof installed. Don't let this easy to maintain and very affordable utilities home slip away before it's gone.

19. 2025-09-26
    listed $85,000 Active 739-char remark

    Show marketing remark (739 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 10-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

20. 2022-09-20
    soldstatus $36,500 Closed 310-char remark

    Show marketing remark (310 chars)

    Stop by and take a look at what could be your next real estate investment addition to your portfolio or first-time buyer just starting out. This home has an approximately 1 year old, 40-year shingled roof installed. Don't let this easy to maintain and very affordable utilities home slip away before it's gone.

21. 2022-09-08
    status Pending 310-char remark

    Show marketing remark (310 chars)

    Stop by and take a look at what could be your next real estate investment addition to your portfolio or first-time buyer just starting out. This home has an approximately 1 year old, 40-year shingled roof installed. Don't let this easy to maintain and very affordable utilities home slip away before it's gone.

22. 2022-08-29
    historical Contingent 310-char remark

    Show marketing remark (310 chars)

    Stop by and take a look at what could be your next real estate investment addition to your portfolio or first-time buyer just starting out. This home has an approximately 1 year old, 40-year shingled roof installed. Don't let this easy to maintain and very affordable utilities home slip away before it's gone.

23. 2022-08-19
    listed $39,900 Active 310-char remark

    Show marketing remark (310 chars)

    Stop by and take a look at what could be your next real estate investment addition to your portfolio or first-time buyer just starting out. This home has an approximately 1 year old, 40-year shingled roof installed. Don't let this easy to maintain and very affordable utilities home slip away before it's gone.

24. 2011-12-19
    historical
25. 2011-02-02
    listed $14,900
26. 1992-10-07
    soldstatus $14,500

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $936 · $78/mo
• Expected delta: +$140/yr (+$12/mo · 17.6%)

ⓘ 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: $10,238
• − Mortgage interest: −$3,865
• − Property taxes: −$796
• − Insurance: −$345
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,007
• Taxable income: $1,586
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,224/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

+427.6% since first listed

11 events — show timeline

• 2026-01-14 Price Changed $76,500 NORIS
• 2025-11-10 Price Changed $80,450 NORIS
• 2025-10-14 Price Changed $36,500 NORIS
• 2025-09-26 Listed $85,000 NORIS
• 2022-09-20 Sold (MLS) $36,500 NORIS
• 2022-09-08 Pending — NORIS
• 2022-08-29 Contingent — NORIS
• 2022-08-19 Listed $39,900 NORIS
• 2011-12-19 Listing Removed — NORIS
• 2011-02-02 Listed $14,900 NORIS
• 1992-10-07 Sold (Public Records) $14,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $796 · +2.1% YoY. Source: county tax records.