1441 Yates St · Toledo, OH 43608

$65,000

3 bd · 1.0 ba · 1,319 sqft · SingleFamily public records · 74 Days on market

Built 1907 5,000 sqft lot $49/sqft · 28% above area Est $51k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity Alert!!! This 3-bedroom one bath beauty has begun a transformation and needs a great buyer to finish her up. New roof, new flooring on the main level are a few big-ticket items you can cross off your list. Call today before this opportunity expires.

Key facts

• 5,000 sq ft lot
• Built 1907
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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-, 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); 59 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,121/mo this rent would consume 46% of the median local household income ($29k/yr) (locally 911% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $18k; list at $65k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1907 — 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: 1.72% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.47%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $50,693
• List price: $65,000
• Delta: 28.22%
• 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
2742 Chestnut St	0.40mi	3/1.0	1,312 (-0%)	5mo	$43,000	$33	77
532 Dexter St	0.40mi	3/1.5	1,307 (-1%)	2mo	$62,000	$47	76
916 Saint John Ave Ave	0.28mi	3/1.0	1,248 (-5%)	4mo	$39,800	$32	75
2344 Elm St	0.45mi	3/1.0	1,301 (-1%)	4mo	$69,750	$54	73
414 Palmer St	0.43mi	2/1.0 (-1)	1,239 (-6%)	3mo	$65,000	$52	62
3209 Jeannette Ave	0.69mi	3/1.0	1,353 (+3%)	2mo	$71,000	$52	62
324 Moss St	0.54mi	3/1.0	1,440 (+9%)	3mo	$49,000	$34	57
1016 E Central Ave	0.46mi	4/1.0 (+1)	1,485 (+13%)	3mo	$27,500	$19	50
3119 Mulberry St	0.51mi	3/1.0	1,513 (+15%)	3mo	$60,500	$40	50
3233 Jeannette Ave	0.73mi	3/1.0	1,173 (-11%)	3mo	$86,000	$73	45
1510 Walnut St	0.74mi	4/2.0 (+1)	1,388 (+5%)	4mo	$58,000	$42	45
3118 Elm St	0.64mi	3/1.0	1,140 (-14%)	4mo	$50,000	$44	44

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: 23.8%
• Equity multiple: 1.99×
• Total profit: $18,004
• Equity at exit: $9,692

10-year hold

• IRR: 32.2%
• Equity multiple: 4.04×
• Total profit: $55,403
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$341
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $432

Break-even live

Break-even rent $574

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $469	-5% $450	+0% $432	+5% $413	+10% $395
Rent	-10% $343	-5% $388	+0% $432	+5% $476	+10% $520
Rate	-1.0pp $465	-0.5pp $448	base $432	+0.5pp $415	+1.0pp $398

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	0.16mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	0.40mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	0.48mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	0.54mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	0.61mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	0.62mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	0.63mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	44d	1	0.72mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	24d	1	0.73mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	24d	1	0.74mi
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	44d	1	0.75mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	0.77mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.77mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	0.78mi
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	15d	1	0.78mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	15d	1	0.80mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	0.81mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	15d	1	0.83mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	15d	1	0.93mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	0.97mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	15d	10	1.00mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	15d	2	1.02mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	44d	1	1.03mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.03mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	24d	1	1.03mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	15d	1	1.04mi
3606 Doyle St Toledo, OH	3.0	2.0	1650	$1,100	$0.67	44d	1	1.11mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	1.12mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	24d	1	1.14mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	44d	1	1.17mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	24d	1	1.22mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	1.29mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	44d	1	1.43mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	24d	1	1.43mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	15d	1	1.43mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	15d	11	1.44mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	24d	1	1.48mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	15d	37	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 74 DOM
2. 2026-06-18
   days on market $65,000 Active 71 DOM
3. 2026-06-17
   days on market $65,000 Active 70 DOM
4. 2026-06-16
   days on market $65,000 Active 69 DOM
5. 2026-06-15
   days on market $65,000 Active 68 DOM
6. 2026-06-14
   days on market $65,000 Active 66 DOM
7. 2026-06-10
   days on market $65,000 Active 63 DOM
8. 2026-06-09
   days on market $65,000 Active 62 DOM
9. 2026-06-08
   days on market $65,000 Active 61 DOM
10. 2026-06-07
    days on market $65,000 Active 60 DOM
11. 2026-06-05
    days on market $65,000 Active 57 DOM
12. 2026-06-03
    days on market $65,000 Active 56 DOM
13. 2026-06-02
    days on market $65,000 Active 55 DOM
14. 2026-06-01
    days on market $65,000 Active 54 DOM
15. 2026-05-31
    days on market $65,000 Active 53 DOM
16. 2026-05-30
    days on market $65,000 Active 52 DOM
17. 2026-04-08
    listed $65,000 Active 267-char remark

    Show marketing remark (267 chars)

    Great Opportunity Alert!!! This 3-bedroom one bath beauty has begun a transformation and needs a great buyer to finish her up. New roof, new flooring on the main level are a few big-ticket items you can cross off your list. Call today before this opportunity expires.

18. 2026-03-31
    historical
19. 2026-01-19
    listed $65,000 Active
20. 1985-09-30
    soldstatus $17,500

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $1,026 · $85/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: $13,447
• − Mortgage interest: −$3,641
• − Property taxes: −$1,026
• − Insurance: −$325
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$1,891
• Taxable income: $4,413
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,123/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

+271.4% since first listed

4 events — show timeline

• 2026-04-08 Listed $65,000 NORIS
• 2026-03-31 Listing Removed — NORIS
• 2026-01-19 Listed $65,000 NORIS
• 1985-09-30 Sold (Public Records) $17,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,026 · +3.4% YoY. Source: county tax records.