1916 Berdan Ave · Toledo, OH 43613

$106,800

3 bd · 1.5 ba · 1,257 sqft · SingleFamily public records · 17 Days on market

Built 1926 3,100 sqft lot Est $148k · 28% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.6/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming starter home or excellent investment opportunity! This property features beautiful hardwood floors throughout and plenty of potential to make it your own with personal updates and renovations. Spacious basement offers additional room to finish for extra living space, recreation, or storage. Enjoy the large yard and ample storage with the detached car garage. A great opportunity with solid bones and endless possibilities!

Key facts

• Large yard
• Spacious basement
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SPACIOUS BASEMENT
• LARGE YARD
• DETACHED CAR GARAGE

Property features AI

Finance

• Other: Living area approximately 1,257; Lot about 0.07 acre (3,100 sq ft)

Exterior

• Parking: Detached garage (1 garage space); Driveway; Additional parking (6 parking spaces total)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two-story home; No attached units; No common walls
• Construction: Vinyl siding exterior; Shingle roof
• Exterior features: Shingle roof; Vinyl siding; Side lot parcel included

Interior

• Kitchen: Electric oven; Gas range connection; Refrigerator
• Bedrooms: Three upper-level bedrooms (approx. 10x8, 8x6, 8x6)
• Flooring: Wood flooring
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Cove ceilings; Crown molding; Has basement; 8 total rooms
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $105k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 7.5% 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-, 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: Deveaux Elementary School (math 13% / reading 16%, grade F, #1,400 of 1,584 statewide, top 90%, 475 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 (+3.3%/yr); 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $738 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 17 days — a 2% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $107k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,198 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 1.16% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $148,326
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3664 Sherbrooke Rd	0.39mi	3/1.0	1,255 (-0%)	1mo	$149,000	$119	79
1936 Mansfield St	0.22mi	3/1.0	1,168 (-7%)	1mo	$79,900	$68	75
3424 Saint Bernard Dr	0.53mi	3/1.5	1,281 (+2%)	1mo	$154,400	$121	71
1805 Tremainsville Rd	0.37mi	3/1.5	1,152 (-8%)	1mo	$92,000	$80	68
3725 Kershaw Ave	0.60mi	3/1.5	1,225 (-2%)	1mo	$145,000	$118	67
2014 Barrows St	0.13mi	3/1.0	1,069 (-15%)	1mo	$110,000	$103	66
1822 Wychwood St	0.39mi	3/1.0	1,162 (-8%)	2mo	$84,000	$72	66
3818 Sherbrooke Rd	0.25mi	3/1.0	1,409 (+12%)	1mo	$180,704	$128	66
3656 Anderson Pkwy	0.64mi	3/1.0	1,180 (-6%)	2mo	$167,000	$142	56
3621 Sherbrooke Rd	0.48mi	3/2.0	1,119 (-11%)	2mo	$92,500	$83	56
3515 Watson Ave	0.66mi	3/2.0	1,157 (-8%)	1mo	$150,000	$130	54
1811 Giant St	0.67mi	3/1.0	1,069 (-15%)	1mo	$70,000	$65	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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,029
• Equity at exit: $15,924

10-year hold

• IRR: 9.1%
• Equity multiple: 1.71×
• Total profit: $21,159
• Equity at exit: $9,234

Cash invested: $29,904 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 118
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$560
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $250

Break-even live

Break-even rent $920

Max offer price $106,800

Occupancy floor 75%

Sensitivity live

Price	-10% $310	-5% $280	+0% $250	+5% $219	+10% $189
Rent	-10% $152	-5% $201	+0% $250	+5% $298	+10% $347
Rate	-1.0pp $303	-0.5pp $277	base $250	+0.5pp $222	+1.0pp $194

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: $26,700
• Closing costs: $3,204
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	45d	1	0.14mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	45d	1	0.19mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	25d	1	0.33mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	25d	1	0.48mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	0.55mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	25d	1	0.58mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	45d	1	0.62mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	45d	1	0.63mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	15d	1	0.65mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	0.69mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	45d	1	0.71mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	45d	1	0.72mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	45d	1	0.72mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	45d	1	0.74mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	25d	1	0.75mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	25d	1	0.77mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	25d	1	0.81mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	25d	1	0.81mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	25d	1	0.85mi
3716 Rushland Ave Unit NA Toledo, OH	3.0	1.5	1559	$1,650	$1.06	15d	1	0.89mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	0.93mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	0.94mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	0.95mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	45d	1	0.99mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	1.00mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	45d	1	1.03mi
3948 Grantley Rd Toledo, OH	4.0	1.5	1600	$1,500	$0.94	25d	1	1.12mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	25d	1	1.12mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	45d	1	1.19mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	1.20mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	1.24mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	15d	1	1.24mi
4030 Elmhurst Rd Apt 2 Toledo, OH	2.0	1.0	875	$900	$1.03	45d	1	1.26mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	1.28mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	45d	1	1.28mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	25d	1	1.29mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	1.31mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	25d	1	1.31mi
3121 Cheltenham Rd Toledo, OH	4.0	2.0	1691	$1,800	$1.06	45d	1	1.40mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	45d	1	1.40mi

Listing history 12 events

1. 2026-06-21
   days on market $106,800 Active 17 DOM
2. 2026-06-18
   days on market $106,800 Active 14 DOM
3. 2026-06-17
   days on market $106,800 Active 13 DOM
4. 2026-06-16
   days on market $106,800 Active 12 DOM
5. 2026-06-15
   days on market $106,800 Active 11 DOM
6. 2026-06-14
   days on market $106,800 Active 9 DOM
7. 2026-06-10
   days on market $106,800 Active 6 DOM
8. 2026-06-09
   days on market $106,800 Active 5 DOM
9. 2026-06-08
   days on market $106,800 Active 4 DOM
10. 2026-06-07
    days on market $106,800 Active 3 DOM
11. 2026-06-05
    remarks 433-char remark
12. 2026-06-05
    listed $106,800 Active 1 DOM

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,566 · $131/mo
• Expected delta: +$100/yr (+$8/mo · 6.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $14,829
• − Mortgage interest: −$5,982
• − Property taxes: −$1,466
• − Insurance: −$534
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,107
• Taxable income: $1,367
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,666/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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+154.3% since first listed

4 events — show timeline

• 2026-06-04 Listed $106,800 NORIS
• 2016-08-25 Listing Removed — NORIS
• 2015-08-25 Listed $54,900 NORIS
• 1991-12-13 Sold (Public Records) $42,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,466 · -6.1% YoY. Source: county tax records.