738 W Capistrano Ave · Toledo, OH 43612

$80,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 31 Days on market

Built 1963 7,900 sqft lot Est $106k · 24% under ↓ 3% since listing

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

WELL KEPT. NICE HARDWOOD FLOORS THROUGHOUT. PADDLE FANS, EAT-IN KITCHEN, STOVE, PORTABLE DISHWASHER STAYS & REFRIG. IN BASEMENT. BASEMENT HAS POURED WALLS.HEATED. CERAMIC BATH. WALL AC IS 24000BTU. ROOF OCF 30YR WITH VENTILATOR. HWH-1998, WORK BENCH STAYS. COPPER PLUMBING. STORAGE CABINET STAYS. EXCL: WASHER/DRYER.

Key facts

• 7,900 sq ft lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer connected
• Home design: Single-family residence; One story; No common walls; Not attached
• Construction: Brick construction; Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Bedroom 2 on the main level; Bedroom 3 on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 5 total rooms; Other interior features
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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-, 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: Whittier Elementary School (math 6% / reading 13%, grade F, #1,505 of 1,584 statewide, top 95%, 509 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% 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 (+6.0%/yr); 101 active listings in the ZIP; 22 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 $553 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 + 6.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1963 — 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: 1.38% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $105,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 W Capistrano Ave	0.04mi	3/1.0	945 (-3%)	1mo	$120,000	$127	93
904 Annabelle Dr	0.19mi	3/1.0	972 (0%)	2mo	$102,000	$105	89
706 W Gramercy Ave	0.14mi	2/1.0 (-1)	966 (-1%)	2mo	$99,000	$102	86
802 W Capistrano Ave	0.05mi	3/1.0	1,102 (+13%)	1mo	$150,000	$136	74
323 W Crawford Ave	0.45mi	3/2.0	1,008 (+4%)	2mo	$147,500	$146	67
520 Waggoner Blvd	0.43mi	2/1.0 (-1)	896 (-8%)	2mo	$110,000	$123	61
4352 Packard Rd	0.59mi	2/1.5 (-1)	926 (-5%)	2mo	$56,650	$61	56
703 W Northgate Pkwy	0.58mi	3/1.0	864 (-11%)	1mo	$135,000	$156	54
1221 Eleanor Ave	0.63mi	3/1.0	1,098 (+13%)	1mo	$120,000	$109	48
610 Dryden Dr	0.64mi	3/1.5	1,087 (+12%)	2mo	$71,500	$66	47
4406 Asbury Dr	0.52mi	4/2.0 (+1)	1,089 (+12%)	2mo	$115,000	$106	45
4139 Walker Ave	0.73mi	2/1.0 (-1)	868 (-11%)	1mo	$73,000	$84	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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.37×
• Total profit: $8,332
• Equity at exit: $11,928

10-year hold

• IRR: 20.8%
• Equity multiple: 3.03×
• Total profit: $45,415
• Equity at exit: $6,917

Cash invested: $22,400 (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: 101
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$420
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $280

Break-even live

Break-even rent $752

Max offer price $80,000

Occupancy floor 70%

Sensitivity live

Price	-10% $325	-5% $302	+0% $280	+5% $257	+10% $234
Rent	-10% $192	-5% $236	+0% $280	+5% $323	+10% $367
Rate	-1.0pp $320	-0.5pp $300	base $280	+0.5pp $259	+1.0pp $238

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	15d	1	0.17mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	15d	1	0.44mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	15d	1	0.52mi
4412 Packard Rd Toledo, OH	2.0	1.0	672	$900	$1.34	15d	1	0.56mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	15d	1	0.58mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	22d	1	0.59mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.67mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	45d	1	0.73mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	15d	1	0.80mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	25d	1	0.84mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	25d	1	0.98mi
540 W Alexis Rd Toledo, OH	1.0–2.0	1.0	725	$944	$1.30	15d	14	1.13mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	1.16mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	1.31mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	45d	1	1.31mi
5317 Jackman Rd Unit 4 Toledo, OH	2.0	1.0	625	$655	$1.05	25d	1	1.32mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	15d	3	1.33mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	25d	1	1.38mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	25d	1	1.39mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	1.40mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	1.45mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	22d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $80,000 Active 31 DOM
2. 2026-06-18
   days on market $80,000 Active 28 DOM
3. 2026-06-17
   days on market $80,000 Active 27 DOM
4. 2026-06-16
   days on market $80,000 Active 26 DOM
5. 2026-06-15
   days on market $80,000 Active 25 DOM
6. 2026-06-14
   days on market $80,000 Active 23 DOM
7. 2026-06-10
   days on market $80,000 Active 20 DOM
8. 2026-06-09
   days on market $80,000 Active 19 DOM
9. 2026-06-08
   days on market $80,000 Active 18 DOM
10. 2026-06-07
    days on market $80,000 Active 17 DOM
11. 2026-06-05
    days on market $80,000 Active 14 DOM
12. 2026-06-03
    days on market $80,000 Active 13 DOM
13. 2026-06-02
    days on market $80,000 Active 12 DOM
14. 2026-06-01
    days on market $80,000 Active 11 DOM
15. 2026-05-31
    days on market $80,000 Active 10 DOM
16. 2026-05-30
    days on market $80,000 Active 9 DOM
17. 2026-05-21
    listed $80,000 Active
18. 2025-10-09
    price $78,000 320-char remark

    Show marketing remark (320 chars)

    WELL KEPT. NICE HARDWOOD FLOORS THROUGHOUT. PADDLE FANS, EAT-IN KITCHEN, STOVE, PORTABLE DISHWASHER STAYS & REFRIG. IN BASEMENT. BASEMENT HAS POURED WALLS.HEATED. CERAMIC BATH. WALL AC IS 24000BTU. ROOF OCF 30YR WITH VENTILATOR. HWH-1998, WORK BENCH STAYS. COPPER PLUMBING. STORAGE CABINET STAYS. EXCL: WASHER/DRYER.

19. 2001-03-22
    soldstatus $78,000 320-char remark

    Show marketing remark (320 chars)

    WELL KEPT. NICE HARDWOOD FLOORS THROUGHOUT. PADDLE FANS, EAT-IN KITCHEN, STOVE, PORTABLE DISHWASHER STAYS & REFRIG. IN BASEMENT. BASEMENT HAS POURED WALLS.HEATED. CERAMIC BATH. WALL AC IS 24000BTU. ROOF OCF 30YR WITH VENTILATOR. HWH-1998, WORK BENCH STAYS. COPPER PLUMBING. STORAGE CABINET STAYS. EXCL: WASHER/DRYER.

20. 2001-01-22
    listed $82,000 320-char remark

    Show marketing remark (320 chars)

    WELL KEPT. NICE HARDWOOD FLOORS THROUGHOUT. PADDLE FANS, EAT-IN KITCHEN, STOVE, PORTABLE DISHWASHER STAYS & REFRIG. IN BASEMENT. BASEMENT HAS POURED WALLS.HEATED. CERAMIC BATH. WALL AC IS 24000BTU. ROOF OCF 30YR WITH VENTILATOR. HWH-1998, WORK BENCH STAYS. COPPER PLUMBING. STORAGE CABINET STAYS. EXCL: WASHER/DRYER.

21. 2001-01-18
    historical
22. 2000-07-18
    listed $82,900

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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: $13,275
• − Mortgage interest: −$4,481
• − Property taxes: −$1,699
• − Insurance: −$400
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,327
• Taxable income: $2,244
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,816/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

-3.5% since first listed

6 events — show timeline

• 2026-05-21 Listed $80,000 NORIS
• 2025-10-09 Price Changed $78,000 NORIS
• 2001-03-22 Sold (MLS) $78,000 NORIS
• 2001-01-22 Listed $82,000 NORIS
• 2001-01-18 Listing Removed — NORIS
• 2000-07-18 Listed $82,900 NORIS

Property tax history

+1.5%/yr

Latest (2025): $1,699 · +0.5% YoY. Source: county tax records.