514 E Weber St · Toledo, OH 43608

$54,900

3 bd · 3.0 ba · 1,203 sqft · SingleFamily public records · 28 Days on market

Built 1923 4,400 sqft lot Est $71k · 23% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

To settle estate-pretty decent place-good bones! Located on a nice block behind Woodward High. Make Offer!

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 1923

Property features AI

Finance

• HOA & community: Curbs; Street lights; Sidewalks

Exterior

• Parking: Detached garage; 2 garage spaces; Additional parking; Driveway; On-street parking; Paved parking; Concrete parking; Storage (in parking area); Total parking for 8 vehicles
• Security: Smoke detector(s)
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Public sewer; Sewer connected; Water connected
• Home design: Single family residence (house); One and one-half levels; No common walls; Located on a city street; Level lot
• Construction: Aluminum siding and brick exterior; Combination/other foundation; Built (year source: public records)
• Exterior features: Private yard; Storage; Enclosed porch; Front porch; Asphalt roof; Fencing (other); Garages/other structures

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Electric range connection; Water heater
• Bedrooms: Bedroom 2 (Upper); Bedroom 3 (Upper)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced air; Natural gas
• Interior features: Storage; Ceiling fan(s); Window screens; Partial basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 7.6% 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: Leverette Elementary School (math 3% / reading 13%, grade F, #1,517 of 1,584 statewide, top 96%, 429 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); 58 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• 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 $380 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

• It's been on market 28 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $14k; list at $55k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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: 1.88% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.29%
• DSCR: 2.48
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $70,977
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 E Lake St	0.34mi	3/2.0	1,211 (+1%)	3mo	$72,000	$59	76
532 Dexter St	0.31mi	3/1.5	1,307 (+9%)	2mo	$62,000	$47	64
235 Bronson Ave	0.36mi	3/2.0	1,104 (-8%)	2mo	$48,000	$43	63
307 Majestic Dr	0.50mi	3/2.0	1,309 (+9%)	3mo	$91,000	$70	56
3233 Jeannette Ave	0.70mi	3/1.0	1,173 (-2%)	3mo	$86,000	$73	53
414 Palmer St	0.60mi	2/1.0 (-1)	1,239 (+3%)	3mo	$65,000	$52	52
3550 Wersell Ave	0.43mi	3/1.0	1,054 (-12%)	3mo	$48,000	$46	49
255 E Pearl St	0.42mi	4/2.0 (+1)	1,360 (+13%)	1mo	$97,000	$71	49
3405 Maher St	0.69mi	3/1.5	1,293 (+8%)	2mo	$105,000	$81	48
1101 Ketcham Ave	0.58mi	3/1.0	1,068 (-11%)	3mo	$25,850	$24	43
1102 Woodward Ave	0.59mi	3/1.0	1,041 (-14%)	4mo	$62,000	$60	39
3209 Jeannette Ave	0.70mi	3/1.0	1,353 (+12%)	2mo	$71,000	$52	37

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: 29.6%
• Equity multiple: 2.25×
• Total profit: $19,219
• Equity at exit: $8,186

10-year hold

• IRR: 37.4%
• Equity multiple: 4.62×
• Total profit: $55,704
• Equity at exit: $4,747

Cash invested: $15,372 (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: 58
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$288
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $426

Break-even live

Break-even rent $495

Max offer price $54,900

Occupancy floor 54%

Sensitivity live

Price	-10% $457	-5% $442	+0% $426	+5% $411	+10% $395
Rent	-10% $345	-5% $386	+0% $426	+5% $467	+10% $508
Rate	-1.0pp $454	-0.5pp $440	base $426	+0.5pp $412	+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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	14d	1	0.15mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	0.15mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.15mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	14d	1	0.28mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	0.33mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	0.36mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	0.36mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	14d	1	0.39mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	14d	1	0.39mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	0.40mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	14d	1	0.42mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	0.51mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	0.52mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	0.53mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	0.64mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	0.65mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	24d	1	0.66mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	24d	1	0.69mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	0.80mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	0.80mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	14d	1	0.87mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	24d	1	1.11mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	24d	1	1.23mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	24d	1	1.31mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	1.31mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.32mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	44d	1	1.36mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.42mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	1.45mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	24d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $54,900 Active 28 DOM
2. 2026-06-17
   days on market $54,900 Active 27 DOM
3. 2026-06-16
   days on market $54,900 Active 26 DOM
4. 2026-06-15
   days on market $54,900 Active 25 DOM
5. 2026-06-14
   days on market $54,900 Active 23 DOM
6. 2026-06-10
   days on market $54,900 Active 20 DOM
7. 2026-06-09
   days on market $54,900 Active 19 DOM
8. 2026-06-08
   days on market $54,900 Active 18 DOM
9. 2026-06-07
   days on market $54,900 Active 17 DOM
10. 2026-06-05
    days on market $54,900 Active 14 DOM
11. 2026-06-03
    days on market $54,900 Active 13 DOM
12. 2026-06-02
    days on market $54,900 Active 12 DOM
13. 2026-06-01
    days on market $54,900 Active 11 DOM
14. 2026-05-31
    days on market $54,900 Active 10 DOM
15. 2026-05-30
    days on market $54,900 Active 9 DOM
16. 2026-05-18
    listed $54,900 Active
17. 2025-10-13
    price $14,500 108-char remark

    Show marketing remark (108 chars)

    To settle estate-pretty decent place-good bones! Located on a nice block behind Woodward High. Make Offer!

18. 2011-04-01
    soldstatus $14,500
19. 2011-03-30
    soldstatus $14,500 108-char remark

    Show marketing remark (108 chars)

    To settle estate-pretty decent place-good bones! Located on a nice block behind Woodward High. Make Offer!

20. 2010-12-17
    listed $23,900 108-char remark

    Show marketing remark (108 chars)

    To settle estate-pretty decent place-good bones! Located on a nice block behind Woodward High. Make Offer!

21. 2010-12-05
    historical
22. 2010-06-05
    listed $32,000
23. 2010-05-25
    historical
24. 2010-03-04
    historical
25. 2009-11-25
    listed $42,000
26. 2009-11-25
    listed $37,500
27. 2009-09-30
    historical
28. 2009-03-30
    listed $45,000

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $963 · $80/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: $12,417
• − Mortgage interest: −$3,075
• − Property taxes: −$963
• − Insurance: −$274
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,597
• Taxable income: $4,520
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,032/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

+22.0% since first listed

13 events — show timeline

• 2026-05-18 Listed $54,900 NORIS
• 2025-10-13 Price Changed $14,500 NORIS
• 2011-04-01 Sold (Public Records) $14,500 Public Records
• 2011-03-30 Sold (MLS) $14,500 NORIS
• 2010-12-17 Listed $23,900 NORIS
• 2010-12-05 Listing Removed — NORIS
• 2010-06-05 Listed $32,000 NORIS
• 2010-05-25 Listing Removed — NORIS
• 2010-03-04 Listing Removed — NORIS
• 2009-11-25 Listed $37,500 NORIS
• 2009-11-25 Listed $42,000 NORIS
• 2009-09-30 Listing Removed — NORIS
• 2009-03-30 Listed $45,000 NORIS

Property tax history

+7.0%/yr

Latest (2025): $963 · +1.6% YoY. Source: county tax records.