2026 Hawthorne St · Toledo, OH 43606

$75,000

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 86 Days on market

Built 1887 3,600 sqft lot $66/sqft · 33% above area Est $57k · 33% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Listing remarks MLS

Recently updated and move-in ready home with modern finishes throughout. The interior features newer laminate flooring, along with an updated kitchen offering newer cabinets and countertops. The bathroom has also been updated and includes a ceramic tile shower. Additional updates include newer windows, roof, and gutters. Suitable for both an owner-occupant or investor, this home offers a great opportunity! Property being sold as is.

Key facts

• Newer roof
• Newer windows
• Updated kitchen

Tags

• UPDATED KITCHEN
• CERAMIC TILE SHOWER
• NEWER LAMINATE FLOORING
• NEWER WINDOWS
• NEWER ROOF
• NEWER GUTTERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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-, 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $519 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1887 — 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 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: 1.40% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.66%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (median comp): $56,508
• List price: $75,000
• Delta: 32.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2026 Hawthorne St	0.00mi	3/1.0	1,142 (0%)	0mo	$65,000	$57	100
1428 Freeman St	0.29mi	3/1.0	1,084 (-5%)	2mo	$3,000	$3	77
2026 Clinton St	0.18mi	3/1.0	1,256 (+10%)	5mo	$700,000	$557	71
2242 Auburn Ave	0.29mi	3/1.0	1,241 (+9%)	3mo	$85,000	$68	69
1163 W Woodruff Ave	0.42mi	3/1.0	1,193 (+4%)	5mo	$48,000	$40	69
1155 W Woodruff Ave	0.44mi	3/1.0	1,205 (+6%)	5mo	$48,000	$40	66
1157 W Woodruff Ave	0.43mi	4/1.0 (+1)	1,200 (+5%)	2mo	$4,000	$3	65
1211 Manila St	0.69mi	3/1.0	1,159 (+2%)	3mo	$45,000	$39	63
1748 Freeman St	0.37mi	3/1.5	1,263 (+11%)	2mo	$83,000	$66	62
1501 Fernwood Ave	0.44mi	3/1.0	1,259 (+10%)	1mo	$60,000	$48	62
2322 Upton Ave	0.61mi	3/1.0	1,008 (-12%)	2mo	$82,400	$82	50
2334 Torrey Hill Dr	0.72mi	3/1.0	1,238 (+8%)	5mo	$76,000	$61	48

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $7,908
• Equity at exit: $11,183

10-year hold

• IRR: 18.2%
• Equity multiple: 2.46×
• Total profit: $30,684
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$393
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $327

Break-even live

Break-even rent $633

Max offer price $75,000

Occupancy floor 64%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.23mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	0.47mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	43d	1	0.47mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	0.61mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	0.67mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	0.71mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	0.72mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	0.75mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	0.96mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	1.02mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	1.03mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	43d	1	1.07mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	14d	1	1.10mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	43d	1	1.14mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	1.17mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	14d	1	1.18mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	43d	1	1.18mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	1.19mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	43d	1	1.20mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	1.22mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	43d	1	1.25mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	1.29mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	1.32mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	43d	1	1.34mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	43d	1	1.34mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	1.36mi
409 W Bancroft St Toledo, OH	2.0	1.0	730	$880	$1.21	43d	1	1.40mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	43d	1	1.42mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	23d	1	1.42mi

Listing history 20 events

1. 2026-05-12
   status Pending 436-char remark

   Show marketing remark (436 chars)

   Recently updated and move-in ready home with modern finishes throughout. The interior features newer laminate flooring, along with an updated kitchen offering newer cabinets and countertops. The bathroom has also been updated and includes a ceramic tile shower. Additional updates include newer windows, roof, and gutters. Suitable for both an owner-occupant or investor, this home offers a great opportunity! Property being sold as is.

2. 2026-04-16
   price $75,000 436-char remark

   Show marketing remark (436 chars)

   Recently updated and move-in ready home with modern finishes throughout. The interior features newer laminate flooring, along with an updated kitchen offering newer cabinets and countertops. The bathroom has also been updated and includes a ceramic tile shower. Additional updates include newer windows, roof, and gutters. Suitable for both an owner-occupant or investor, this home offers a great opportunity! Property being sold as is.

3. 2026-04-15
   status Active 436-char remark

   Show marketing remark (436 chars)

   Recently updated and move-in ready home with modern finishes throughout. The interior features newer laminate flooring, along with an updated kitchen offering newer cabinets and countertops. The bathroom has also been updated and includes a ceramic tile shower. Additional updates include newer windows, roof, and gutters. Suitable for both an owner-occupant or investor, this home offers a great opportunity! Property being sold as is.

4. 2026-03-02
   historical Contingent 436-char remark

   Show marketing remark (436 chars)

   Recently updated and move-in ready home with modern finishes throughout. The interior features newer laminate flooring, along with an updated kitchen offering newer cabinets and countertops. The bathroom has also been updated and includes a ceramic tile shower. Additional updates include newer windows, roof, and gutters. Suitable for both an owner-occupant or investor, this home offers a great opportunity! Property being sold as is.

5. 2026-02-13
   listed $80,000 Active 436-char remark

   Show marketing remark (436 chars)

   Recently updated and move-in ready home with modern finishes throughout. The interior features newer laminate flooring, along with an updated kitchen offering newer cabinets and countertops. The bathroom has also been updated and includes a ceramic tile shower. Additional updates include newer windows, roof, and gutters. Suitable for both an owner-occupant or investor, this home offers a great opportunity! Property being sold as is.

6. 2024-09-16
   historical $1,275
7. 2024-09-05
   listed $1,275
8. 2024-09-05
   historical $1,275
9. 2024-08-29
   listed $1,275
10. 2024-08-29
    historical $1,300
11. 2024-08-09
    listed $1,300
12. 2024-06-04
    soldstatus $75,000
13. 2024-05-31
    status Pending 238-char remark

    Show marketing remark (238 chars)

    Completely remodeled turn key home! The interior features fresh paint and laminate flooring throughout. Brand new kitchen with newcabinets and counters. Bathroom with ceramic tiled shower. New windows, roof and gutters. Water heater 2021.

14. 2024-05-20
    soldstatus $75,000 Closed 238-char remark

    Show marketing remark (238 chars)

    Completely remodeled turn key home! The interior features fresh paint and laminate flooring throughout. Brand new kitchen with newcabinets and counters. Bathroom with ceramic tiled shower. New windows, roof and gutters. Water heater 2021.

15. 2024-04-16
    historical Contingent 238-char remark

    Show marketing remark (238 chars)

    Completely remodeled turn key home! The interior features fresh paint and laminate flooring throughout. Brand new kitchen with newcabinets and counters. Bathroom with ceramic tiled shower. New windows, roof and gutters. Water heater 2021.

16. 2024-04-12
    listed $75,000 Active 238-char remark

    Show marketing remark (238 chars)

    Completely remodeled turn key home! The interior features fresh paint and laminate flooring throughout. Brand new kitchen with newcabinets and counters. Bathroom with ceramic tiled shower. New windows, roof and gutters. Water heater 2021.

17. 2022-02-25
    price $1,200
18. 2004-05-17
    soldstatus $34,000
19. 1996-06-06
    soldstatus $15,900
20. 1986-02-01
    soldstatus $8,000

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$132/yr (+$11/mo · 14.6%)

ⓘ 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 ≥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: $12,556
• − Mortgage interest: −$4,201
• − Property taxes: −$906
• − Insurance: −$375
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,182
• Taxable income: $2,883
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $3,227/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

+837.5% since first listed

20 events — show timeline

• 2026-05-12 Pending — NORIS
• 2026-04-16 Price Changed $75,000 NORIS
• 2026-04-15 Relisted — NORIS
• 2026-03-02 Contingent — NORIS
• 2026-02-13 Listed $80,000 NORIS
• 2024-09-16 Rental Removed $1,275 RENTALBEAST
• 2024-09-05 Listed for Rent $1,275 RENTALBEAST
• 2024-09-05 Rental Removed $1,275 TURBOTENANT
• 2024-08-29 Listed for Rent $1,275 TURBOTENANT
• 2024-08-29 Rental Removed $1,300 SHOWMOJO
• 2024-08-09 Listed for Rent $1,300 SHOWMOJO
• 2024-06-04 Sold (Public Records) $75,000 Public Records
• 2024-05-31 Pending — NORIS
• 2024-05-20 Sold (MLS) $75,000 NORIS
• 2024-04-16 Contingent — NORIS
• 2024-04-12 Listed $75,000 NORIS
• 2022-02-25 Price Changed $1,200 RENT.
• 2004-05-17 Sold (Public Records) $34,000 Public Records
• 1996-06-06 Sold (Public Records) $15,900 Public Records
• 1986-02-01 Sold (Public Records) $8,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $906 · +3.0% YoY. Source: county tax records.