3430 Douglas Rd · Toledo, OH 43606

$269,000

4 bd · 4.0 ba · 3,517 sqft · MultiFamily public records · 113 Days on market

Built 1949 4,356 sqft lot $76/sqft · 6% above area Est $196k · 37% 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.6/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well-maintained four-unit multi-family property offering strong rental appeal in a highly desirable Toledo location. Each unit features 1 bedroom and 1 full bathroom, providing efficient layouts that are easy to rent and consistently in demand. The building includes a full basement with individual storage areas for each tenant, as well as convenient rear parking. Numerous updates have been completed, including improvements to HVAC systems, roof, kitchens, bathrooms, electrical, and flooring making this a solid, low-maintenance investment opportunity. Ideally situated near University of Toledo and ProMedica Toledo Hospital.

Key facts

• Hvac systems
• Full basement
• Numerous updates

Tags

• MULTI-FAMILY PROPERTY
• FULL BASEMENT
• INDIVIDUAL STORAGE AREAS
• CONVENIENT REAR PARKING
• NUMEROUS UPDATES
• HVAC SYSTEMS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $245k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.6% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+2.3%/yr); 93 active listings in the ZIP; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• At $3,399/mo this rent would consume 61% of the median local household income ($67k/yr) (locally 843% 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 $2k of loan paydown is wiped out by about $8k 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 113 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $194k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $244,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

• ARV (median comp): $195,966
• List price: $269,000
• Delta: 37.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $2,503
• Equity at exit: $40,109

10-year hold

• IRR: 9.8%
• Equity multiple: 1.73×
• Total profit: $55,137
• Equity at exit: $23,258

Cash invested: $75,320 (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 43606

• Home prices YoY: -15.5%
• Rents YoY: 2.3%
• Active inventory: 93
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$402 /mo · $4,828/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $760

Break-even live

Break-even rent $2,437

Max offer price $269,000

Occupancy floor 73%

Sensitivity live

Price	-10% $912	-5% $836	+0% $760	+5% $684	+10% $608
Rent	-10% $492	-5% $626	+0% $760	+5% $894	+10% $1,029
Rate	-1.0pp $896	-0.5pp $829	base $760	+0.5pp $690	+1.0pp $619

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,400
Total (4 units)			$3,399

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $269,000 Active 113 DOM
2. 2026-06-17
   days on market $269,000 Active 112 DOM
3. 2026-06-16
   days on market $269,000 Active 111 DOM
4. 2026-06-15
   days on market $269,000 Active 110 DOM
5. 2026-06-14
   days on market $269,000 Active 108 DOM
6. 2026-06-10
   days on market $269,000 Active 105 DOM
7. 2026-06-09
   days on market $269,000 Active 104 DOM
8. 2026-06-08
   days on market $269,000 Active 103 DOM
9. 2026-06-07
   days on market $269,000 Active 102 DOM
10. 2026-06-05
    days on market $269,000 Active 99 DOM
11. 2026-06-03
    days on market $269,000 Active 98 DOM
12. 2026-06-02
    days on market $269,000 Active 97 DOM
13. 2026-06-01
    days on market $269,000 Active 96 DOM
14. 2026-05-31
    days on market $269,000 Active 95 DOM
15. 2026-05-30
    days on market $269,000 Active 94 DOM
16. 2026-04-10
    price $269,000 630-char remark

    Show marketing remark (630 chars)

    Well-maintained four-unit multi-family property offering strong rental appeal in a highly desirable Toledo location. Each unit features 1 bedroom and 1 full bathroom, providing efficient layouts that are easy to rent and consistently in demand. The building includes a full basement with individual storage areas for each tenant, as well as convenient rear parking. Numerous updates have been completed, including improvements to HVAC systems, roof, kitchens, bathrooms, electrical, and flooring making this a solid, low-maintenance investment opportunity. Ideally situated near University of Toledo and ProMedica Toledo Hospital.

17. 2026-03-19
    status Active 630-char remark

    Show marketing remark (630 chars)

    Well-maintained four-unit multi-family property offering strong rental appeal in a highly desirable Toledo location. Each unit features 1 bedroom and 1 full bathroom, providing efficient layouts that are easy to rent and consistently in demand. The building includes a full basement with individual storage areas for each tenant, as well as convenient rear parking. Numerous updates have been completed, including improvements to HVAC systems, roof, kitchens, bathrooms, electrical, and flooring making this a solid, low-maintenance investment opportunity. Ideally situated near University of Toledo and ProMedica Toledo Hospital.

18. 2026-03-06
    historical Contingent 630-char remark

    Show marketing remark (630 chars)

    Well-maintained four-unit multi-family property offering strong rental appeal in a highly desirable Toledo location. Each unit features 1 bedroom and 1 full bathroom, providing efficient layouts that are easy to rent and consistently in demand. The building includes a full basement with individual storage areas for each tenant, as well as convenient rear parking. Numerous updates have been completed, including improvements to HVAC systems, roof, kitchens, bathrooms, electrical, and flooring making this a solid, low-maintenance investment opportunity. Ideally situated near University of Toledo and ProMedica Toledo Hospital.

19. 2026-02-25
    listed $275,000 Active 630-char remark

    Show marketing remark (630 chars)

    Well-maintained four-unit multi-family property offering strong rental appeal in a highly desirable Toledo location. Each unit features 1 bedroom and 1 full bathroom, providing efficient layouts that are easy to rent and consistently in demand. The building includes a full basement with individual storage areas for each tenant, as well as convenient rear parking. Numerous updates have been completed, including improvements to HVAC systems, roof, kitchens, bathrooms, electrical, and flooring making this a solid, low-maintenance investment opportunity. Ideally situated near University of Toledo and ProMedica Toledo Hospital.

20. 2025-10-14
    price $32,000 270-char remark

    Show marketing remark (270 chars)

    Solid 4-unit brick apartment building. Separate utilities. Full basement & newer roof. All units are 1 bdrm, 1 bath & all have refrigerators & stoves. Great investment. Units are in need of a little TLC. Building is being sold in "AS IS" condition!

21. 2023-12-19
    soldstatus $194,000
22. 2023-12-13
    soldstatus $194,000 Closed
23. 2023-12-13
    price $194,000
24. 2023-11-02
    historical Contingent
25. 2023-10-27
    listed $189,900 Active
26. 2014-05-23
    soldstatus $32,000
27. 2014-05-21
    soldstatus $32,000 270-char remark

    Show marketing remark (270 chars)

    Solid 4-unit brick apartment building. Separate utilities. Full basement & newer roof. All units are 1 bdrm, 1 bath & all have refrigerators & stoves. Great investment. Units are in need of a little TLC. Building is being sold in "AS IS" condition!

28. 2014-05-08
    listed $74,900 270-char remark

    Show marketing remark (270 chars)

    Solid 4-unit brick apartment building. Separate utilities. Full basement & newer roof. All units are 1 bdrm, 1 bath & all have refrigerators & stoves. Great investment. Units are in need of a little TLC. Building is being sold in "AS IS" condition!

29. 2014-05-05
    historical
30. 2013-11-05
    listed $74,900
31. 1997-08-06
    soldstatus $120,000
32. 1988-04-19
    soldstatus $84,000
33. 1985-01-29
    soldstatus $67,000

ⓘ 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: $4,828 · $402/mo
• Projected year-2 tax: $4,828 · $402/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: $40,788
• − Mortgage interest: −$15,068
• − Property taxes: −$4,828
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − Depreciation: −$7,825
• Taxable income: $5,195
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $7,874/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): 24,898
• Household income: $66,917
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 843.0

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: White 59% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Arabic 2% Other Indo-European 2% Spanish 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: ▼ -41.19%
• Current HPI: 224.695
• Rent YoY: ▲ 2.29%
• 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

+301.5% since first listed

18 events — show timeline

• 2026-04-10 Price Changed $269,000 NORIS
• 2026-03-19 Relisted — NORIS
• 2026-03-06 Contingent — NORIS
• 2026-02-25 Listed $275,000 NORIS
• 2025-10-14 Price Changed $32,000 NORIS
• 2023-12-19 Sold (Public Records) $194,000 Public Records
• 2023-12-13 Price Changed $194,000 NORIS
• 2023-12-13 Sold (MLS) $194,000 NORIS
• 2023-11-02 Contingent — NORIS
• 2023-10-27 Listed $189,900 NORIS
• 2014-05-23 Sold (Public Records) $32,000 Public Records
• 2014-05-21 Sold (MLS) $32,000 NORIS
• 2014-05-08 Listed $74,900 NORIS
• 2014-05-05 Listing Removed — NORIS
• 2013-11-05 Listed $74,900 NORIS
• 1997-08-06 Sold (Public Records) $120,000 Public Records
• 1988-04-19 Sold (Public Records) $84,000 Public Records
• 1985-01-29 Sold (Public Records) $67,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,828 · +2.3% YoY. Source: county tax records.