3463 Brigham St · Toledo, OH 43608

$53,900

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 3 Days on market

Built 1925 3,900 sqft lot Est $54k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.8/15.0
• 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

Opportunity for owners and investors! Find loads of value in this North Toledo 3 bed/1 bath home with 2-car garage and fenced back yard. Don't miss the vinyl siding, newer roof, and newer furnace with central AC. Selling as-is; list price reflects desirable updates. Convenient to expressways, shopping, and schools. The house and grounds are ready for your improvements to make it HOME. Seller is a licensed Ohio real estate agent.

Key facts

• Central ac
• Fenced back yard
• Newer furnace

Tags

• FENCED BACK YARD
• VINYL SIDING
• NEWER ROOF
• NEWER FURNACE
• CENTRAL AC
• CONVENIENT TO EXPRESSWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Cap rate 15.6% 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: Sherman Elementary School (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 293 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: Rents rising (+3.9%/yr); 59 active listings in the ZIP; 15 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 42% 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 $373 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,900

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.26%
• DSCR: 2.48
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $54,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3463 Brigham St	0.00mi	3/1.0	986 (0%)	1mo	$54,000	$55	99
3449 Brigham St	0.02mi	3/1.0	946 (-4%)	1mo	$54,000	$57	92
3333 Beaumont Dr	0.26mi	2/1.0 (-1)	988 (+0%)	3mo	$42,500	$43	80
3220 Maher St	0.34mi	3/1.0	952 (-3%)	4mo	$54,900	$58	75
1019 E Manhattan Blvd	0.10mi	2/1.5 (-1)	923 (-6%)	4mo	$67,000	$73	74
1102 Woodward Ave	0.33mi	3/1.0	1,041 (+6%)	4mo	$62,000	$60	72
3427 Beaumont Dr	0.21mi	3/1.0	1,080 (+10%)	3mo	$22,000	$20	72
1101 Ketcham Ave	0.37mi	3/1.0	1,068 (+8%)	3mo	$25,850	$24	66
910 Woodward Ave	0.36mi	3/2.0	1,104 (+12%)	4mo	$34,000	$31	56
1548 Booth Ave	0.40mi	3/1.0	1,125 (+14%)	3mo	$95,000	$84	56
1821 Ridgewood Ave	0.54mi	3/1.0	1,090 (+10%)	2mo	$48,000	$44	55
3550 Wersell Ave	0.69mi	3/1.0	1,054 (+7%)	3mo	$48,000	$46	54

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: 29.5%
• Equity multiple: 2.25×
• Total profit: $18,867
• Equity at exit: $8,037

10-year hold

• IRR: 37.4%
• Equity multiple: 4.63×
• Total profit: $54,748
• Equity at exit: $4,660

Cash invested: $15,092 (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: 59
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$283
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $418

Break-even live

Break-even rent $502

Max offer price $53,900

Occupancy floor 54%

Sensitivity live

Price	-10% $449	-5% $433	+0% $418	+5% $403	+10% $388
Rent	-10% $337	-5% $377	+0% $418	+5% $459	+10% $500
Rate	-1.0pp $445	-0.5pp $432	base $418	+0.5pp $404	+1.0pp $390

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	0.06mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	0.11mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	15d	1	0.22mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.64mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	15d	1	0.73mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	24d	1	0.83mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	0.84mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	1.03mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	1.06mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	1.12mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	1.12mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	1.26mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	24d	1	1.26mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	1.34mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	44d	1	1.46mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $53,900 Active
3. 2022-02-14
   price $830

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/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: $12,380
• − Mortgage interest: −$3,019
• − Property taxes: −$1,100
• − Insurance: −$270
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,568
• Taxable income: $4,443
• Est. tax owed @ 24.0%: −$1,066
• After-tax cash flow: $3,953/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

3 events — show timeline

• 2026-04-27 Pending — NORIS
• 2026-04-24 Listed $53,900 NORIS
• 2022-02-14 Price Changed $830 RENT.

Property tax history

+19.2%/yr

Latest (2025): $1,100 · -5.7% YoY. Source: county tax records.