3333 Blackstone Dr · Toledo, OH 43608

$44,900

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 8 Days on market

Built 1930 3,900 sqft lot Est $51k · 12% under ↓ 17% since listing

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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 +12.7/15.0
• 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

Well maintained clean home. Good investment! Hardwood floors throughout. Newers included gas furnace, hot water heater, kitchen & bathroom flooring, new counter top, sink & faucet. Formal dining room.Enclosed front porch includes glider swing. Nice full basement. Home Warranty! Nice fenced yard. Security light in rear yard. Easy commute to 280. Hutch in kitchen excluded.

Key facts

• Many new windows
• Appliances included
• Hardwood floors

Tags

• HARDWOOD FLOORS
• APPLIANCES INCLUDED
• NICE SIZED KITCHEN
• MANY NEW WINDOWS

Property features AI

Exterior

• Parking: Detached garage (1 car); Asphalt parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One story
• Construction: Aluminum siding; Block foundation; Shingle roof; Built with accessible approach via ramp
• Exterior features: Enclosed porch; Ramped access

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Bedroom 2 on main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer and dryer (in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $45k).
• Cap rate 16.4% 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: Glendale-Feilbach Elementary School (math 7% / reading 15%, grade F, #1,459 of 1,584 statewide, top 92%, 353 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% 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 (+3.9%/yr); 58 active listings in the ZIP; 20 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 36% 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 $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,900

Questions for the listing agent

1. Built in 1930 — 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: 1.97% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.93%
• DSCR: 2.60
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $50,787
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3333 Beaumont Dr	0.05mi	2/1.0	988 (+11%)	3mo	$42,500	$43	77
3449 Brigham St	0.22mi	3/1.0 (+1)	946 (+6%)	1mo	$54,000	$57	74
1019 E Manhattan Blvd	0.33mi	2/1.5	923 (+4%)	4mo	$67,000	$73	74
3220 Maher St	0.17mi	3/1.0 (+1)	952 (+7%)	4mo	$54,900	$58	72
3463 Brigham St	0.23mi	3/1.0 (+1)	986 (+11%)	1mo	$54,000	$55	66
1828 Homer Ave	0.33mi	2/1.0	850 (-5%)	17mo	$68,000	$80	63
3150 Doyle St	0.35mi	2/1.0	976 (+10%)	8mo	$25,000	$26	61
3410 Mulberry St	0.63mi	2/1.0	857 (-4%)	12mo	$40,300	$47	54
1118 E Manhattan Blvd	0.28mi	3/1.0 (+1)	980 (+10%)	16mo	$80,000	$82	52
3417 Mulberry St	0.66mi	3/1.0 (+1)	924 (+4%)	9mo	$86,000	$93	50
1823 Booth Ave	0.32mi	2/1.0	760 (-15%)	22mo	$20,900	$28	42

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: 32.7%
• Equity multiple: 2.39×
• Total profit: $17,523
• Equity at exit: $6,695

10-year hold

• IRR: 40.2%
• Equity multiple: 4.94×
• Total profit: $49,566
• Equity at exit: $3,882

Cash invested: $12,572 (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: 4.2×

Monthly cashflow live

• Estimated rent: $887 high
• Mortgage (P&I): −$235
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $376

Break-even live

Break-even rent $410

Max offer price $44,900

Occupancy floor 53%

Sensitivity live

Price	-10% $402	-5% $389	+0% $376	+5% $364	+10% $351
Rent	-10% $306	-5% $341	+0% $376	+5% $411	+10% $446
Rate	-1.0pp $399	-0.5pp $388	base $376	+0.5pp $365	+1.0pp $353

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	14d	1	0.10mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	0.16mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	0.23mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.74mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	14d	1	0.90mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	24d	1	0.97mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	22d	1	0.98mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	0.99mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	1.01mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	1.02mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	24d	1	1.05mi
2023 N Erie St Toledo, OH	1.0	1.0	951	$685	$0.72	22d	1	1.06mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	1.07mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	14d	1	1.10mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	1.13mi
2929 N Summit St Toledo, OH	1.0	1.0	650	$550	$0.85	14d	1	1.20mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	44d	1	1.21mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	1.31mi
3010 Warsaw St Toledo, OH	1.0	1.0	806	$525	$0.65	22d	1	1.32mi
3563 E Manhattan Blvd Toledo, OH	1.0–2.0	1.0	707	$850	$1.20	14d	1	1.41mi

Listing history 10 events

1. 2026-05-17
   listed $44,900 Active
2. 2026-05-06
   price $56,500 381-char remark

   Show marketing remark (381 chars)

   Well maintained clean home. Good investment! Hardwood floors throughout. Newers included gas furnace, hot water heater, kitchen & bathroom flooring, new counter top, sink & faucet. Formal dining room.Enclosed front porch includes glider swing. Nice full basement. Home Warranty! Nice fenced yard. Security light in rear yard. Easy commute to 280. Hutch in kitchen excluded.

3. 2025-10-14
   price $47,500 204-char remark

   Show marketing remark (204 chars)

   GREAT STARTER OR INVESTMENT PROPERTY. NEWER FURNACE AND GAS, HW TANK. HOME IS VERY CLEAN. HARDWOOD FLOORS IN EXCELLENT CONDITION. SOME ROOMS FRESHLY PAINTED. FRONT PORCH, GARAGE, BASEMENT. APPLIANCESSTAY.

4. 2005-06-28
   soldstatus $58,000
5. 2005-06-24
   soldstatus $58,000 381-char remark

   Show marketing remark (381 chars)

   Well maintained clean home. Good investment! Hardwood floors throughout. Newers included gas furnace, hot water heater, kitchen & bathroom flooring, new counter top, sink & faucet. Formal dining room.Enclosed front porch includes glider swing. Nice full basement. Home Warranty! Nice fenced yard. Security light in rear yard. Easy commute to 280. Hutch in kitchen excluded.

6. 2005-06-17
   price $58,000 381-char remark

   Show marketing remark (381 chars)

   Well maintained clean home. Good investment! Hardwood floors throughout. Newers included gas furnace, hot water heater, kitchen & bathroom flooring, new counter top, sink & faucet. Formal dining room.Enclosed front porch includes glider swing. Nice full basement. Home Warranty! Nice fenced yard. Security light in rear yard. Easy commute to 280. Hutch in kitchen excluded.

7. 2005-04-01
   listed $56,500 381-char remark

   Show marketing remark (381 chars)

   Well maintained clean home. Good investment! Hardwood floors throughout. Newers included gas furnace, hot water heater, kitchen & bathroom flooring, new counter top, sink & faucet. Formal dining room.Enclosed front porch includes glider swing. Nice full basement. Home Warranty! Nice fenced yard. Security light in rear yard. Easy commute to 280. Hutch in kitchen excluded.

8. 2003-05-08
   soldstatus $47,500
9. 2003-05-06
   soldstatus $47,500 204-char remark

   Show marketing remark (204 chars)

   GREAT STARTER OR INVESTMENT PROPERTY. NEWER FURNACE AND GAS, HW TANK. HOME IS VERY CLEAN. HARDWOOD FLOORS IN EXCELLENT CONDITION. SOME ROOMS FRESHLY PAINTED. FRONT PORCH, GARAGE, BASEMENT. APPLIANCESSTAY.

10. 2002-11-16
    listed $54,000 204-char remark

    Show marketing remark (204 chars)

    GREAT STARTER OR INVESTMENT PROPERTY. NEWER FURNACE AND GAS, HW TANK. HOME IS VERY CLEAN. HARDWOOD FLOORS IN EXCELLENT CONDITION. SOME ROOMS FRESHLY PAINTED. FRONT PORCH, GARAGE, BASEMENT. APPLIANCESSTAY.

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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: $10,639
• − Mortgage interest: −$2,515
• − Property taxes: −$837
• − Insurance: −$224
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$1,306
• Taxable income: $4,054
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $3,544/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

-16.9% since first listed

10 events — show timeline

• 2026-05-17 Listed $44,900 NORIS
• 2026-05-06 Price Changed $56,500 NORIS
• 2025-10-14 Price Changed $47,500 NORIS
• 2005-06-28 Sold (Public Records) $58,000 Public Records
• 2005-06-24 Sold (MLS) $58,000 NORIS
• 2005-06-17 Price Changed $58,000 NORIS
• 2005-04-01 Listed $56,500 NORIS
• 2003-05-08 Sold (Public Records) $47,500 Public Records
• 2003-05-06 Sold (MLS) $47,500 NORIS
• 2002-11-16 Listed $54,000 NORIS

Property tax history

+1.8%/yr

Latest (2025): $837 · +0.6% YoY. Source: county tax records.