6036 324th St · Toledo, OH 43611

$119,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 132 Days on market

Built 1960 4,500 sqft lot Est $111k · 8% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• ARV discount +3.7/15.0
• 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

NEWLY PAINTED INTERIOR. PRICED TO SELL FAST.

Key facts

• 4,500 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Living area recorded from public records; Approximately 0.1-acre lot

Exterior

• Parking: Detached 2-car garage; Asphalt driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Fiber and internet/Wi‑Fi available
• Home design: Single-family house; One story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a one-level home
• Exterior features: Private yard; Front patio; Rear patio; Landscaped lot; City street frontage; Asphalt road frontage

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl; Porcelain tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Single-level living (no interior steps)
• Laundry & utility: Laundry on the main level; Water heater included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% 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-, 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: Edgewater Elementary School (math 17% / reading 37%, grade F, #1,193 of 1,584 statewide, top 76%, 183 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $829 of loan paydown is wiped out by about $4k 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 132 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1960 — 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. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.04% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6053 325th St	0.04mi	3/1.0	925 (+7%)	2mo	$19,000	$21	85
3571 145th St	0.13mi	2/1.0 (-1)	876 (+1%)	5mo	$100,000	$114	83
6024 322nd St	0.10mi	2/1.0 (-1)	822 (-5%)	5mo	$127,500	$155	78
6056 323rd St	0.06mi	2/1.0 (-1)	884 (+2%)	19mo	$82,000	$93	72
5917 316th St	0.47mi	2/1.0 (-1)	860 (-0%)	1mo	$115,000	$134	72
6069 323rd St	0.10mi	2/1.0 (-1)	925 (+7%)	11mo	$100,000	$108	69
6036 321st St	0.15mi	2/2.0 (-1)	864 (0%)	19mo	$142,000	$164	68
6030 323rd St	0.05mi	3/1.0	925 (+7%)	23mo	$118,000	$128	67

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-7,894
• Equity at exit: $17,877

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,992
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $181

Break-even live

Break-even rent $1,019

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $215	+0% $181	+5% $147	+10% $113
Rent	-10% $82	-5% $132	+0% $181	+5% $230	+10% $280
Rate	-1.0pp $241	-0.5pp $212	base $181	+0.5pp $150	+1.0pp $118

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 131st St Toledo, OH	2.0	1.0	760	$825	$1.08	14d	1	1.22mi
2924 117th St Toledo, OH	3.0	2.0	1110	$1,350	$1.22	14d	1	1.46mi
2924 117th St Toledo, OH	3.0	1.5	1110	$1,350	$1.22	21d	1	1.46mi

Listing history 26 events

1. 2026-06-14
   statusdays on market $119,900 Pending 132 DOM
2. 2026-06-10
   days on market $119,900 Contingent 130 DOM
3. 2026-06-09
   days on market $119,900 Contingent 129 DOM
4. 2026-06-08
   days on market $119,900 Contingent 128 DOM
5. 2026-06-07
   days on market $119,900 Contingent 127 DOM
6. 2026-06-05
   days on market $119,900 Contingent 124 DOM
7. 2026-06-03
   days on market $119,900 Contingent 123 DOM
8. 2026-06-02
   days on market $119,900 Contingent 122 DOM
9. 2026-06-01
   days on market $119,900 Contingent 121 DOM
10. 2026-05-31
    days on market $119,900 Contingent 120 DOM
11. 2026-05-30
    days on market $119,900 Contingent 119 DOM
12. 2026-04-24
    historical Contingent
13. 2026-04-07
    status Active
14. 2026-03-27
    historical Contingent
15. 2026-03-03
    price $119,900
16. 2026-02-19
    status Active
17. 2026-02-10
    historical Contingent
18. 2026-01-31
    listed $124,900 Active
19. 2026-01-30
    historical $124,900
20. 2025-10-14
    price $60,000 44-char remark

    Show marketing remark (44 chars)

    NEWLY PAINTED INTERIOR. PRICED TO SELL FAST.

21. 2018-01-07
    historical
22. 2017-07-06
    listed $66,900
23. 2006-05-02
    soldstatus $60,000
24. 2006-04-27
    soldstatus $60,000 44-char remark

    Show marketing remark (44 chars)

    NEWLY PAINTED INTERIOR. PRICED TO SELL FAST.

25. 2005-12-21
    listed $64,900 44-char remark

    Show marketing remark (44 chars)

    NEWLY PAINTED INTERIOR. PRICED TO SELL FAST.

26. 1994-08-04
    soldstatus $42,500

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$179/yr (+$15/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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: $14,975
• − Mortgage interest: −$6,716
• − Property taxes: −$1,513
• − Insurance: −$600
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,488
• Taxable income: $262
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,110/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

+182.1% since first listed

15 events — show timeline

• 2026-04-24 Contingent — NORIS
• 2026-04-07 Relisted — NORIS
• 2026-03-27 Contingent — NORIS
• 2026-03-03 Price Changed $119,900 NORIS
• 2026-02-19 Relisted — NORIS
• 2026-02-10 Contingent — NORIS
• 2026-01-31 Listed $124,900 NORIS
• 2026-01-30 Coming Soon $124,900 NORIS
• 2025-10-14 Price Changed $60,000 NORIS
• 2018-01-07 Listing Removed — NORIS
• 2017-07-06 Listed $66,900 NORIS
• 2006-05-02 Sold (Public Records) $60,000 Public Records
• 2006-04-27 Sold (MLS) $60,000 NORIS
• 2005-12-21 Listed $64,900 NORIS
• 1994-08-04 Sold (Public Records) $42,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,513 · +0.3% YoY. Source: county tax records.