919 Broer Ave · Toledo, OH 43607

$92,900

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 6 Days on market

Built 1923 5,400 sqft lot Est $124k · 25% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW SIDING, FRESHLY PAINTED LARGE BEDROOM IN FINISHED DORMER, WITH WALK-IN CLOSET. NEW CARPET, 2ND BED ON MAIN. FULL BSMT. POSSIBLE LAND CONTRACT.

Key facts

• 5,400 sq ft lot
• Built 1923
• Listed 6 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; Two levels; No attached units; No common walls
• Construction: Vinyl siding; Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (16 x 11)
• Bedrooms: Main-level bedroom (12 x 11); Main-level bedroom (13 x 11); Upper-level room (17 x 13)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; Basement present; Other interior features
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Cap rate 11.1% 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: Keyser Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 306 students, 0% FRL); Rogers High School (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 721 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 fast (+8.2%/yr); 83 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 38% of the median local income ($41k/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 $642 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $42k; list at $93k implies a 119% 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 $92,900

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: 1.39% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $124,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Mackow Dr	0.23mi	3/1.0	1,369 (-1%)	9mo	$147,000	$107	76
712 Underwood Ave	0.24mi	3/1.0	1,312 (-5%)	1mo	$80,000	$61	76
3226 Inverness Ave	0.37mi	3/2.5	1,266 (-8%)	3mo	$113,300	$89	65
1006 Brookley Blvd	0.10mi	3/1.0	1,232 (-11%)	11mo	$175,000	$142	65
802 Cuthbert Rd	0.52mi	3/2.0	1,443 (+4%)	7mo	$150,000	$104	62
735 Brookley Blvd	0.18mi	3/1.0	1,200 (-13%)	9mo	$130,000	$108	58
914 Turner Ave	0.09mi	2/1.0 (-1)	1,174 (-15%)	9mo	$35,000	$30	54
630 Polonia Ct	0.70mi	3/1.5	1,510 (+9%)	2mo	$140,000	$93	48
1771 Kensington Rd	0.72mi	3/2.0	1,276 (-8%)	8mo	$92,500	$72	47
1408 Roosevelt Ave	0.56mi	3/1.0	1,196 (-13%)	3mo	$50,000	$42	45
1418 Roosevelt Ave	0.57mi	3/1.0	1,194 (-14%)	5mo	$55,000	$46	43
823 N Byrne Rd	0.69mi	2/1.0 (-1)	1,245 (-10%)	2mo	$112,500	$90	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.59×
• Total profit: $15,337
• Equity at exit: $13,852

10-year hold

• IRR: 26.3%
• Equity multiple: 3.88×
• Total profit: $74,850
• Equity at exit: $8,032

Cash invested: $26,012 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$487
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $370

Break-even live

Break-even rent $825

Max offer price $92,900

Occupancy floor 66%

Sensitivity live

Price	-10% $422	-5% $396	+0% $370	+5% $343	+10% $317
Rent	-10% $267	-5% $318	+0% $370	+5% $421	+10% $472
Rate	-1.0pp $416	-0.5pp $393	base $370	+0.5pp $345	+1.0pp $321

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	15d	1	0.06mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	44d	1	0.85mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	44d	1	0.88mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	44d	1	0.90mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	0.91mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	44d	1	1.01mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	1.05mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	1.27mi
536 Carver Blvd Toledo, OH	3.0	1.0	1204	$1,195	$0.99	24d	1	1.27mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	1.39mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	1.43mi

Listing history 6 events

1. 2026-05-21
   listed $92,900 Active
2. 2026-05-20
   historical $92,900
3. 2025-10-09
   price $42,500 146-char remark

   Show marketing remark (146 chars)

   NEW SIDING, FRESHLY PAINTED LARGE BEDROOM IN FINISHED DORMER, WITH WALK-IN CLOSET. NEW CARPET, 2ND BED ON MAIN. FULL BSMT. POSSIBLE LAND CONTRACT.

4. 1999-11-22
   soldstatus $42,500 146-char remark

   Show marketing remark (146 chars)

   NEW SIDING, FRESHLY PAINTED LARGE BEDROOM IN FINISHED DORMER, WITH WALK-IN CLOSET. NEW CARPET, 2ND BED ON MAIN. FULL BSMT. POSSIBLE LAND CONTRACT.

5. 1999-10-13
   price $45,900 146-char remark

   Show marketing remark (146 chars)

   NEW SIDING, FRESHLY PAINTED LARGE BEDROOM IN FINISHED DORMER, WITH WALK-IN CLOSET. NEW CARPET, 2ND BED ON MAIN. FULL BSMT. POSSIBLE LAND CONTRACT.

6. 1999-10-04
   listed $45,900 146-char remark

   Show marketing remark (146 chars)

   NEW SIDING, FRESHLY PAINTED LARGE BEDROOM IN FINISHED DORMER, WITH WALK-IN CLOSET. NEW CARPET, 2ND BED ON MAIN. FULL BSMT. POSSIBLE LAND CONTRACT.

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,509
• − Mortgage interest: −$5,204
• − Property taxes: −$1,507
• − Insurance: −$464
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,703
• Taxable income: $3,150
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,678/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+102.4% since first listed

6 events — show timeline

• 2026-05-21 Listed $92,900 NORIS
• 2026-05-20 Coming Soon $92,900 NORIS
• 2025-10-09 Price Changed $42,500 NORIS
• 1999-11-22 Sold (MLS) $42,500 NORIS
• 1999-10-13 Price Changed $45,900 NORIS
• 1999-10-04 Listed $45,900 NORIS

Property tax history

+1.4%/yr

Latest (2025): $1,507 · -0.0% YoY. Source: county tax records.