1026 Branleigh Dr · Toledo, OH 43612

$92,500

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 23 Days on market

Built 1946 4,600 sqft lot Est $100k · 7% under

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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 +19.9/30.0
• ARV discount +10.7/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Beautifully remodeled! Freshly painted exterior, refinished hardwood floors and new light fixtures throughout. Remodeled kitchen with refinished cabinets, new flooring and countertops. Updated bathroom with marine grade tile paint, new vanity and fixtures. 2nd bedroom in the dormer with plenty of attic space. Large yard with a shed for storage. Leased through 10/15/23 for $950 a month! America's preferred home warranty offered valued at $499.

Key facts

• 4,600 sq ft lot
• 2 parking spots
• Built 1946

Property features AI

Exterior

• Parking: Two parking spaces; Driveway and on-street parking
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer
• Home design: Single-family residence (house); One story
• Construction: Aluminum siding; Block foundation; Recorded year built from public records
• Exterior features: Rear porch; Screened porch; Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom 2 on the main level; Additional bedrooms on the main level
• Flooring: Linoleum; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full unfinished basement; Other interior features
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $92k).
• Recommended offer: $91k (1.5% 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: 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); 92 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $640 of loan paydown is wiped out by about $3k 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 23 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $75k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,112 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $99,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4139 Walker Ave	0.18mi	2/1.0	868 (-8%)	0mo	$73,000	$84	77
4352 Packard Rd	0.54mi	2/1.5	926 (-2%)	2mo	$56,650	$61	67
706 W Gramercy Ave	0.62mi	2/1.0	966 (+2%)	2mo	$99,000	$102	66
1023 Hawk St	0.51mi	3/1.0 (+1)	965 (+2%)	3mo	$152,000	$158	66
904 Annabelle Dr	0.52mi	3/1.0 (+1)	972 (+2%)	2mo	$102,000	$105	65
520 Waggoner Blvd	0.60mi	2/1.0	896 (-6%)	2mo	$110,000	$123	61
1308 Crestwood Rd	0.59mi	2/1.0	992 (+5%)	5mo	$109,900	$111	61
718 W Capistrano Ave	0.72mi	3/1.0 (+1)	945 (-0%)	1mo	$120,000	$127	60
4606 Burnham Ave	0.55mi	3/2.0 (+1)	982 (+4%)	5mo	$95,000	$97	55
504 Eleanor Ave	0.58mi	2/1.0	844 (-11%)	4mo	$83,500	$99	51
539 Sunset Blvd	0.58mi	2/1.0	824 (-13%)	5mo	$114,000	$138	47
610 Dryden Dr	0.44mi	3/1.5 (+1)	1,087 (+15%)	2mo	$71,500	$66	46

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-4,872
• Equity at exit: $13,792

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $17,930
• Equity at exit: $7,998

Cash invested: $25,900 (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: 92
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $949 high
• Mortgage (P&I): −$485
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $112

Break-even live

Break-even rent $807

Max offer price $92,500

Occupancy floor 83%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	14d	1	0.06mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	0.37mi
4039 Vermaas Ave Toledo, OH	1.0	1.0	612	$675	$1.10	43d	1	0.37mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.43mi
3812 Drexel Dr Apt 2 Toledo, OH	1.0	1.0	950	$773	$0.81	23d	1	0.46mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	14d	1	0.47mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	0.48mi
4013 Caroline Ave Toledo, OH	1.0	1.0	840	$800	$0.95	21d	1	0.50mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	0.52mi
4412 Packard Rd Toledo, OH	2.0	1.0	672	$900	$1.34	14d	1	0.56mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	0.59mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.64mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.72mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	0.74mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.82mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	0.82mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	21d	1	0.87mi
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	14d	1	0.87mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	23d	1	0.94mi
3940 Jackman Rd Unit B Toledo, OH	1.0	1.0	600	$650	$1.08	43d	1	0.96mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	1.00mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	1.15mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	14d	1	1.17mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	1.21mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	14d	1	1.25mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	1.30mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	1.32mi
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	23d	1	1.40mi
1733 Christian Ave Unit 2 Toledo, OH	1.0	1.0	839	$600	$0.72	23d	1	1.42mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	43d	1	1.42mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	23d	1	1.42mi
5527 Lewis Ave Toledo, OH	1.0	1.0	654	$622	$0.95	43d	1	1.43mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	1.46mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	1.46mi

Listing history 31 events

1. 2026-06-03
   statusdays on market $92,500 Pending 23 DOM
2. 2026-06-02
   days on market $92,500 Contingent 22 DOM
3. 2026-06-01
   days on market $92,500 Contingent 21 DOM
4. 2026-05-31
   days on market $92,500 Contingent 20 DOM
5. 2026-05-30
   days on market $92,500 Contingent 19 DOM
6. 2026-05-15
   historical Contingent
7. 2026-05-07
   listed $92,500 Active
8. 2025-12-15
   historical $995
9. 2025-12-02
   price $995
10. 2025-11-13
    listed $1,015
11. 2025-10-14
    price $75,000 446-char remark

    Show marketing remark (446 chars)

    Beautifully remodeled! Freshly painted exterior, refinished hardwood floors and new light fixtures throughout. Remodeled kitchen with refinished cabinets, new flooring and countertops. Updated bathroom with marine grade tile paint, new vanity and fixtures. 2nd bedroom in the dormer with plenty of attic space. Large yard with a shed for storage. Leased through 10/15/23 for $950 a month! America's preferred home warranty offered valued at $499.

12. 2023-09-23
    historical $975
13. 2023-09-15
    listed $975
14. 2023-06-08
    soldstatus $75,000
15. 2023-05-30
    status Pending 446-char remark

    Show marketing remark (446 chars)

    Beautifully remodeled! Freshly painted exterior, refinished hardwood floors and new light fixtures throughout. Remodeled kitchen with refinished cabinets, new flooring and countertops. Updated bathroom with marine grade tile paint, new vanity and fixtures. 2nd bedroom in the dormer with plenty of attic space. Large yard with a shed for storage. Leased through 10/15/23 for $950 a month! America's preferred home warranty offered valued at $499.

16. 2023-05-30
    soldstatus $75,000 Closed 446-char remark

    Show marketing remark (446 chars)

    Beautifully remodeled! Freshly painted exterior, refinished hardwood floors and new light fixtures throughout. Remodeled kitchen with refinished cabinets, new flooring and countertops. Updated bathroom with marine grade tile paint, new vanity and fixtures. 2nd bedroom in the dormer with plenty of attic space. Large yard with a shed for storage. Leased through 10/15/23 for $950 a month! America's preferred home warranty offered valued at $499.

17. 2023-05-10
    historical Contingent 446-char remark

    Show marketing remark (446 chars)

    Beautifully remodeled! Freshly painted exterior, refinished hardwood floors and new light fixtures throughout. Remodeled kitchen with refinished cabinets, new flooring and countertops. Updated bathroom with marine grade tile paint, new vanity and fixtures. 2nd bedroom in the dormer with plenty of attic space. Large yard with a shed for storage. Leased through 10/15/23 for $950 a month! America's preferred home warranty offered valued at $499.

18. 2023-05-06
    listed $75,900 Active 446-char remark

    Show marketing remark (446 chars)

    Beautifully remodeled! Freshly painted exterior, refinished hardwood floors and new light fixtures throughout. Remodeled kitchen with refinished cabinets, new flooring and countertops. Updated bathroom with marine grade tile paint, new vanity and fixtures. 2nd bedroom in the dormer with plenty of attic space. Large yard with a shed for storage. Leased through 10/15/23 for $950 a month! America's preferred home warranty offered valued at $499.

19. 2022-09-14
    historical
20. 2022-08-26
    price $77,500
21. 2022-08-18
    price $84,900
22. 2022-07-29
    listed $89,900 Active
23. 2022-04-08
    soldstatus $55,000
24. 2022-04-04
    soldstatus $55,000 Closed
25. 2022-03-28
    status Pending
26. 2022-03-27
    price $55,000
27. 2022-03-22
    historical Contingent
28. 2022-03-19
    listed $49,500 Active
29. 2022-03-17
    historical $49,500
30. 1986-12-12
    soldstatus $32,000
31. 1957-02-08
    soldstatus $19,000

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $1,404 · $117/mo
• Expected delta: +$39/yr (+$3/mo · 2.9%)

ⓘ 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: $11,385
• − Mortgage interest: −$5,181
• − Property taxes: −$1,364
• − Insurance: −$462
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,691
• Taxable loss: −$136
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,379/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

+386.8% since first listed

26 events — show timeline

• 2026-05-15 Contingent — NORIS
• 2026-05-07 Listed $92,500 NORIS
• 2025-12-15 Rental Removed $995 APPFOLIO
• 2025-12-02 Price Changed $995 APPFOLIO
• 2025-11-13 Listed for Rent $1,015 APPFOLIO
• 2025-10-14 Price Changed $75,000 NORIS
• 2023-09-23 Rental Removed $975 APPFOLIO
• 2023-09-15 Listed for Rent $975 APPFOLIO
• 2023-06-08 Sold (Public Records) $75,000 Public Records
• 2023-05-30 Pending — NORIS
• 2023-05-30 Sold (MLS) $75,000 NORIS
• 2023-05-10 Contingent — NORIS
• 2023-05-06 Listed $75,900 NORIS
• 2022-09-14 Listing Removed — NORIS
• 2022-08-26 Price Changed $77,500 NORIS
• 2022-08-18 Price Changed $84,900 NORIS
• 2022-07-29 Listed $89,900 NORIS
• 2022-04-08 Sold (Public Records) $55,000 Public Records
• 2022-04-04 Sold (MLS) $55,000 NORIS
• 2022-03-28 Pending — NORIS
• 2022-03-27 Price Changed $55,000 NORIS
• 2022-03-22 Contingent — NORIS
• 2022-03-19 Listed $49,500 NORIS
• 2022-03-17 Coming Soon $49,500 NORIS
• 1986-12-12 Sold (Public Records) $32,000 Public Records
• 1957-02-08 Sold (Public Records) $19,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,364 · +0.7% YoY. Source: county tax records.