421 Columbus St · Toledo, OH 43611

$84,900

3 bd · 1.0 ba · 1,303 sqft · SingleFamily public records · 6 Days on market

Built 1902 5,200 sqft lot Est $59k · 45% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready and beautifully remodeled! This stunning 3 bedroom, 1 bath home features fresh paint throughout, brand new vinyl plank flooring upstairs, and beautifully refinished hardwood floors on the main level. The brand new kitchen boasts a center island, ventilation hood, and modern finishes, while the completely updated bathroom adds even more appeal. Additional updates include a new furnace, hot water tank, lighting, fixtures, porch, and newer windows. A perfect blend of modern updates and timeless charm. MOVE IN READY!

Key facts

• Remodeled
• New furnace
• Brand new kitchen

Tags

• REMODELED
• BRAND NEW KITCHEN
• CENTER ISLAND
• VENTILATION HOOD
• UPDATED BATHROOM
• NEW FURNACE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Circuit breaker electric
• Home design: Single-family residence (house); Two levels / 2 stories; Not attached, no common walls
• Construction: Aluminum siding and other construction materials; Crawl space foundation; Built for residential use
• Exterior features: Other exterior features; Shingle roof

Interior

• Kitchen: Eat-in Kitchen; Water heater listed among appliances
• Bedrooms: Bedroom 2 on Upper level (9 x 13); Bedroom 3 on Upper level (12 x 11)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.3% 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: 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: 64 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $587 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 + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $85k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1902 — 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: 1.26% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $58,635
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Ohio St	0.11mi	3/1.5	1,376 (+6%)	3mo	$87,000	$63	81
329 Columbus St	0.06mi	3/1.0	1,272 (-2%)	18mo	$38,500	$30	78
1970 N Ontario St	0.51mi	3/1.0	1,271 (-2%)	6mo	$35,000	$28	67
1990 N Erie St	0.46mi	3/1.5	1,289 (-1%)	11mo	$119,900	$93	66
417 Cincinnati St	0.18mi	3/1.0	1,130 (-13%)	11mo	$61,330	$54	60
1960 N Erie St	0.53mi	3/1.0	1,367 (+5%)	9mo	$30,000	$22	59
1964 Chase St	0.51mi	4/2.0 (+1)	1,380 (+6%)	2mo	$14,900	$11	56
409 Bassett St	0.58mi	3/1.0	1,430 (+10%)	9mo	$65,000	$45	49
331 Buckeye St	0.67mi	3/1.5	1,424 (+9%)	4mo	$118,500	$83	48
2622 N Ontario St	0.16mi	2/1.0 (-1)	1,126 (-14%)	20mo	$65,000	$58	48
301 Galena St	0.47mi	3/2.0	1,218 (-6%)	19mo	$30,000	$25	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,302
• Equity at exit: $12,659

10-year hold

• IRR: 14.1%
• Equity multiple: 2.14×
• Total profit: $27,005
• Equity at exit: $7,341

Cash invested: $23,772 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 64
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$445
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $284

Break-even live

Break-even rent $713

Max offer price $84,900

Occupancy floor 69%

Sensitivity live

Price	-10% $332	-5% $308	+0% $284	+5% $259	+10% $235
Rent	-10% $199	-5% $241	+0% $284	+5% $326	+10% $368
Rate	-1.0pp $326	-0.5pp $305	base $284	+0.5pp $262	+1.0pp $239

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	0.12mi
2453 Caledonia St Toledo, OH	2.0	1.0	1179	$810	$0.69	14d	1	1.00mi
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	44d	1	1.05mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	44d	1	1.12mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	1.14mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	24d	1	1.17mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	1.17mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	1.18mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	44d	1	1.26mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	1.30mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	44d	1	1.33mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.34mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	1.35mi
3606 Doyle St Toledo, OH	3.0	2.0	1650	$1,100	$0.67	44d	1	1.44mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	14d	1	1.45mi

Listing history 6 events

1. 2026-06-18
   days on market $84,900 Active 6 DOM
2. 2026-06-17
   days on market $84,900 Active 5 DOM
3. 2026-06-16
   days on market $84,900 Active 4 DOM
4. 2026-06-15
   days on market $84,900 Active 3 DOM
5. 2026-06-14
   remarks 532-char remark
6. 2026-06-14
   listed $84,900 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: $994 · $83/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: +$165/yr (+$14/mo · 16.6%)

ⓘ 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: $12,865
• − Mortgage interest: −$4,756
• − Property taxes: −$994
• − Insurance: −$424
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,470
• Taxable income: $2,163
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,883/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · 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: ▼ -79.15%
• Current HPI: 245.2841
• Rent YoY: —
• 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

+285.1% since first listed

2 events — show timeline

• 2026-06-08 Listed $84,900 NORIS
• 1990-01-17 Sold (Public Records) $22,047 Public Records

Property tax history

+2.7%/yr

Latest (2025): $994 · +3.2% YoY. Source: county tax records.