1204 Hawk St · Toledo, OH 43612

$75,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 40 Days on market

Built 1953 5,100 sqft lot $70/sqft · 29% below area Est $105k · 29% under ↓ 9% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHY RENT WHEN YOU CAN BUY THIS WELL MAINTAINED ONE OWNER HOME LOCATED ON A QUIET DEAD END STREET. HDWD FLRS, NEW WINDOWS UP, SCREENS AND STORMS DOWN. ROOF '98, FURNACE/AC/HWH '91, UPDATED ELECTRICAL,BASEMENT W/REC ROOM AND SHOWER.

Key facts

• 5,100 sq ft lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Detached garage; Driveway; Concrete parking surfaces; Garage capacity about 1.5 cars
• Utilities: Public water; Public sewer; Internet connected
• Home design: Single-family house; Two levels (2 stories); No attached units or common walls
• Construction: Wood siding construction; Block foundation; Shingle roof; Built as a house (residential)
• Exterior features: Shingle roof; Wood siding; Block foundation; Lot approximately 0.12 acres

Interior

• Kitchen: Kitchen on main level — about 12 x 11
• Bedrooms: Bedroom 2 (upper level) — about 11 x 9; Bedroom 3 (upper level) — about 9 x 8; Another bedroom (upper level) — about 10 x 10
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Six total rooms; Basement present; Awning(s)
• Laundry & utility: Laundry located in the basement

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 $390 ($5k/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: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 7.7% 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: Larchmont Elementary School (math 12% / reading 21%, grade F, #1,363 of 1,584 statewide, top 86%, 415 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 fast (+6.0%/yr); 99 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 + 6.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.30%
• DSCR: 1.99
• GRM: 5.2

CMA / ARV

• ARV (median comp): $105,437
• List price: $75,000
• Delta: -28.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 Eleanor Ave	0.31mi	3/1.0	1,098 (+2%)	1mo	$120,000	$109	82
4612 Willys Pkwy	0.17mi	3/1.0	1,163 (+8%)	1mo	$85,000	$73	78
802 W Capistrano Ave	0.39mi	3/1.0	1,102 (+2%)	1mo	$150,000	$136	77
1204 Higley St	0.06mi	2/2.0 (-1)	1,184 (+10%)	1mo	$119,000	$101	71
1344 Corbin Rd	0.26mi	3/1.0	1,200 (+11%)	1mo	$157,500	$131	68
803 Mayfair Blvd	0.65mi	3/1.0	1,123 (+4%)	1mo	$169,000	$150	62
1546 Gould Rd	0.56mi	3/1.0	1,159 (+8%)	2mo	$75,000	$65	60
4406 Asbury Dr	0.60mi	4/2.0 (+1)	1,089 (+1%)	2mo	$115,000	$106	60
718 W Capistrano Ave	0.47mi	3/1.0	945 (-12%)	1mo	$120,000	$127	56
706 W Gramercy Ave	0.48mi	2/1.0 (-1)	966 (-10%)	2mo	$99,000	$102	54
4218 Parrakeet Ave	0.70mi	3/1.0	1,163 (+8%)	2mo	$107,500	$92	53
1531 Bradmore Dr	0.52mi	3/1.0	1,222 (+13%)	2mo	$160,000	$131	52

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.79×
• Total profit: $16,511
• Equity at exit: $11,183

10-year hold

• IRR: 29.1%
• Equity multiple: 4.00×
• Total profit: $63,010
• 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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 99
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$393
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $390

Break-even live

Break-even rent $714

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $433	-5% $411	+0% $390	+5% $369	+10% $348
Rent	-10% $295	-5% $342	+0% $390	+5% $438	+10% $486
Rate	-1.0pp $428	-0.5pp $409	base $390	+0.5pp $371	+1.0pp $351

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.23mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	0.30mi
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	15d	1	0.47mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	0.59mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	15d	1	0.59mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	15d	1	0.62mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	24d	1	0.65mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	24d	1	0.65mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	45d	1	0.73mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	15d	1	0.74mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	45d	1	0.79mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	45d	1	0.80mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	45d	1	0.83mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	15d	1	0.84mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	45d	1	0.84mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	24d	1	0.85mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	45d	1	0.88mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	24d	1	0.88mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	15d	3	0.90mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	0.91mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	22d	1	0.94mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	45d	1	0.97mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	24d	1	0.97mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	24d	1	1.02mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	1.04mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	1.04mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	24d	1	1.05mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	24d	1	1.06mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	24d	1	1.08mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	24d	1	1.09mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	45d	1	1.12mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	22d	1	1.14mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	1.15mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	1.17mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	1.23mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	45d	1	1.26mi
540 W Alexis Rd Toledo, OH	1.0–2.0	1.0	725	$944	$1.30	15d	14	1.39mi
1417 Primrose Ave Toledo, OH	3.0	1.0	1411	$1,625	$1.15	15d	1	1.39mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	24d	1	1.42mi

Listing history 18 events

1. 2026-06-16
   statusdays on market $75,000 Pending 40 DOM
2. 2026-06-15
   days on market $75,000 Active 39 DOM
3. 2026-06-14
   days on market $75,000 Active 37 DOM
4. 2026-06-10
   days on market $75,000 Active 34 DOM
5. 2026-06-09
   days on market $75,000 Active 33 DOM
6. 2026-06-08
   days on market $75,000 Active 32 DOM
7. 2026-06-07
   days on market $75,000 Active 31 DOM
8. 2026-06-05
   days on market $75,000 Active 28 DOM
9. 2026-06-03
   days on market $75,000 Active 27 DOM
10. 2026-06-02
    days on market $75,000 Active 26 DOM
11. 2026-06-01
    days on market $75,000 Active 25 DOM
12. 2026-05-31
    days on market $75,000 Active 24 DOM
13. 2026-05-30
    days on market $75,000 Active 23 DOM
14. 2026-05-06
    listed $75,000 Active 1117-char remark
15. 2025-10-14
    price $80,500 230-char remark

    Show marketing remark (230 chars)

    WHY RENT WHEN YOU CAN BUY THIS WELL MAINTAINED ONE OWNER HOME LOCATED ON A QUIET DEAD END STREET. HDWD FLRS, NEW WINDOWS UP, SCREENS AND STORMS DOWN. ROOF '98, FURNACE/AC/HWH '91, UPDATED ELECTRICAL,BASEMENT W/REC ROOM AND SHOWER.

16. 2005-09-12
    soldstatus $80,500
17. 2005-09-09
    soldstatus $80,500 230-char remark

    Show marketing remark (230 chars)

    WHY RENT WHEN YOU CAN BUY THIS WELL MAINTAINED ONE OWNER HOME LOCATED ON A QUIET DEAD END STREET. HDWD FLRS, NEW WINDOWS UP, SCREENS AND STORMS DOWN. ROOF '98, FURNACE/AC/HWH '91, UPDATED ELECTRICAL,BASEMENT W/REC ROOM AND SHOWER.

18. 2004-09-23
    listed $82,000 230-char remark

    Show marketing remark (230 chars)

    WHY RENT WHEN YOU CAN BUY THIS WELL MAINTAINED ONE OWNER HOME LOCATED ON A QUIET DEAD END STREET. HDWD FLRS, NEW WINDOWS UP, SCREENS AND STORMS DOWN. ROOF '98, FURNACE/AC/HWH '91, UPDATED ELECTRICAL,BASEMENT W/REC ROOM AND SHOWER.

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,672 · $139/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $14,492
• − Mortgage interest: −$4,201
• − Property taxes: −$1,672
• − Insurance: −$375
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,182
• Taxable income: $3,743
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $3,784/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

-8.5% since first listed

7 events — show timeline

• 2026-06-16 Pending — NORIS
• 2026-05-06 Listed $75,000 NORIS
• 2025-10-14 Price Changed $80,500 NORIS
• 2005-09-12 Sold (Public Records) $80,500 Public Records
• 2005-09-09 Sold (MLS) $80,500 NORIS
• 2005-08-24 Price Changed $82,000 NORIS
• 2004-09-23 Listed $82,000 NORIS

Property tax history

+1.0%/yr

Latest (2025): $1,672 · +0.4% YoY. Source: county tax records.