1123 Hamilton St · Toledo, OH 43607

$65,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 37 Days on market

Built 1912 4,400 sqft lot $57/sqft · 124% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enter this completely remodeled 3-bedroom home through a charming covered craftsman-style porch. New laminate flooring runs throughout the first and second floors, while a freshly painted interior fills the home with light. The kitchen boasts custom shaker cabinets and new counters, and the second-floor bath has been beautifully remodeled with an additional shower in the basement. Mechanical updates include a newer furnace, new hot water tank, and a brand-new roof being installed in 2024. This home is truly turn-key!

Key facts

• Newer furnace
• New counters
• 4,400 sq ft lot

Tags

• COVERED CRAFTSMAN-STYLE PORCH
• CUSTOM SHAKER CABINETS
• NEW COUNTERS
• REMODELED SECOND-FLOOR BATH
• ADDITIONAL SHOWER IN BASEMENT
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 fast (+8.2%/yr); 83 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 33% of the median local income ($41k/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 $449 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 + 8.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1912 — 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: 1.77% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.43%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

• ARV (median comp): $29,002
• List price: $65,000
• Delta: 124.12%
• 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
1049 King St	0.20mi	2/1.0 (-1)	1,109 (-3%)	3mo	$29,000	$26	78
1119 Indiana Ave	0.45mi	3/1.0	1,218 (+6%)	1mo	$50,000	$41	67
834 Nebraska Ave	0.38mi	3/1.0	1,199 (+5%)	10mo	$35,000	$29	65
1155 Pinewood Ave	0.51mi	3/1.5	1,192 (+4%)	6mo	$54,000	$45	62
1321 Gordon St	0.71mi	3/1.0	1,131 (-1%)	5mo	$70,600	$62	61
1038 Pinewood Ave	0.53mi	3/2.0	1,203 (+5%)	3mo	$89,000	$74	60
1557 Indiana Ave	0.72mi	3/1.0	1,161 (+2%)	7mo	$87,000	$75	58
1422 Tecumseh St	0.38mi	3/1.0	1,298 (+14%)	3mo	$16,700	$13	57
1141 Pinewood Ave	0.50mi	4/1.0 (+1)	1,228 (+7%)	4mo	$48,000	$39	56
213 Dale St	0.72mi	3/2.0	1,212 (+6%)	3mo	$56,000	$46	50
1534 Pinewood Ave	0.75mi	3/1.0	1,030 (-10%)	9mo	$74,900	$73	41
1749 Hamilton St	0.74mi	3/1.5	1,267 (+11%)	9mo	$90,000	$71	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.42×
• Total profit: $25,929
• Equity at exit: $9,692

10-year hold

• IRR: 41.5%
• Equity multiple: 5.91×
• Total profit: $89,433
• Equity at exit: $5,620

Cash invested: $18,200 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$341
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $477

Break-even live

Break-even rent $549

Max offer price $65,000

Occupancy floor 54%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.67mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	0.69mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	0.73mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.80mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	0.90mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	13d	1	0.99mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	13d	1	1.05mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	43d	1	1.05mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	43d	1	1.15mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	1.15mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	1.16mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	1.20mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	1.22mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	43d	1	1.23mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	1.30mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	1.39mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	1.43mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	13d	1	1.45mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	1.49mi

Listing history 28 events

1. 2026-05-03
   status Pending 523-char remark

   Show marketing remark (523 chars)

   Enter this completely remodeled 3-bedroom home through a charming covered craftsman-style porch. New laminate flooring runs throughout the first and second floors, while a freshly painted interior fills the home with light. The kitchen boasts custom shaker cabinets and new counters, and the second-floor bath has been beautifully remodeled with an additional shower in the basement. Mechanical updates include a newer furnace, new hot water tank, and a brand-new roof being installed in 2024. This home is truly turn-key!

2. 2026-04-29
   status Active 523-char remark

   Show marketing remark (523 chars)

   Enter this completely remodeled 3-bedroom home through a charming covered craftsman-style porch. New laminate flooring runs throughout the first and second floors, while a freshly painted interior fills the home with light. The kitchen boasts custom shaker cabinets and new counters, and the second-floor bath has been beautifully remodeled with an additional shower in the basement. Mechanical updates include a newer furnace, new hot water tank, and a brand-new roof being installed in 2024. This home is truly turn-key!

3. 2026-04-19
   status Pending 523-char remark

   Show marketing remark (523 chars)

   Enter this completely remodeled 3-bedroom home through a charming covered craftsman-style porch. New laminate flooring runs throughout the first and second floors, while a freshly painted interior fills the home with light. The kitchen boasts custom shaker cabinets and new counters, and the second-floor bath has been beautifully remodeled with an additional shower in the basement. Mechanical updates include a newer furnace, new hot water tank, and a brand-new roof being installed in 2024. This home is truly turn-key!

4. 2026-04-14
   price $65,000 523-char remark

   Show marketing remark (523 chars)

   Enter this completely remodeled 3-bedroom home through a charming covered craftsman-style porch. New laminate flooring runs throughout the first and second floors, while a freshly painted interior fills the home with light. The kitchen boasts custom shaker cabinets and new counters, and the second-floor bath has been beautifully remodeled with an additional shower in the basement. Mechanical updates include a newer furnace, new hot water tank, and a brand-new roof being installed in 2024. This home is truly turn-key!

5. 2026-03-18
   listed $75,000 Active 523-char remark

   Show marketing remark (523 chars)

   Enter this completely remodeled 3-bedroom home through a charming covered craftsman-style porch. New laminate flooring runs throughout the first and second floors, while a freshly painted interior fills the home with light. The kitchen boasts custom shaker cabinets and new counters, and the second-floor bath has been beautifully remodeled with an additional shower in the basement. Mechanical updates include a newer furnace, new hot water tank, and a brand-new roof being installed in 2024. This home is truly turn-key!

6. 2026-03-05
   status Active
7. 2026-01-17
   status Pending
8. 2026-01-17
   historical
9. 2025-12-04
   price $75,000
10. 2025-11-05
    price $84,900
11. 2025-10-14
    price $75,000
12. 2025-09-25
    historical $1,000
13. 2025-09-17
    listed $89,900 Active
14. 2025-09-11
    price $1,000
15. 2025-08-28
    price $1,050
16. 2025-08-12
    price $1,100
17. 2025-07-18
    listed $1,150
18. 2024-10-30
    soldstatus $75,000
19. 2024-10-22
    soldstatus $75,000 Closed
20. 2024-10-10
    status Pending
21. 2024-10-04
    historical Contingent
22. 2024-09-20
    status Active
23. 2024-08-27
    historical Contingent
24. 2024-08-22
    status Active
25. 2024-07-16
    historical Contingent
26. 2024-07-10
    listed $89,900 Active
27. 2023-11-20
    historical $1,400
28. 2023-10-21
    listed $1,400

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$111/yr (+$9/mo · 14.0%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,833
• − Mortgage interest: −$3,641
• − Property taxes: −$792
• − Insurance: −$325
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$1,891
• Taxable income: $4,971
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,527/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+4542.9% since first listed

28 events — show timeline

• 2026-05-03 Pending — NORIS
• 2026-04-29 Relisted — NORIS
• 2026-04-19 Pending — NORIS
• 2026-04-14 Price Changed $65,000 NORIS
• 2026-03-18 Listed $75,000 NORIS
• 2026-03-05 Relisted — NORIS
• 2026-01-17 Pending — NORIS
• 2026-01-17 Listing Removed — NORIS
• 2025-12-04 Price Changed $75,000 NORIS
• 2025-11-05 Price Changed $84,900 NORIS
• 2025-10-14 Price Changed $75,000 NORIS
• 2025-09-25 Rental Removed $1,000 APPFOLIO
• 2025-09-17 Listed $89,900 NORIS
• 2025-09-11 Price Changed $1,000 APPFOLIO
• 2025-08-28 Price Changed $1,050 APPFOLIO
• 2025-08-12 Price Changed $1,100 APPFOLIO
• 2025-07-18 Listed for Rent $1,150 APPFOLIO
• 2024-10-30 Sold (Public Records) $75,000 Public Records
• 2024-10-22 Sold (MLS) $75,000 NORIS
• 2024-10-10 Pending — NORIS
• 2024-10-04 Contingent — NORIS
• 2024-09-20 Relisted — NORIS
• 2024-08-27 Contingent — NORIS
• 2024-08-22 Relisted — NORIS
• 2024-07-16 Contingent — NORIS
• 2024-07-10 Listed $89,900 NORIS
• 2023-11-20 Rental Removed $1,400 APPFOLIO
• 2023-10-21 Listed for Rent $1,400 APPFOLIO

Property tax history

+3.1%/yr

Latest (2025): $792 · +27.1% YoY. Source: county tax records.