2074 Price St · Toledo, OH 43605

$83,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 262 Days on market

Built 1958 5,101 sqft lot $96/sqft · 12% above area Est $74k · 12% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

Key facts

• 5,101 sq ft lot
• Built 1958
• Listed 262 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+5.4%/yr); 117 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); 52% 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 ($39k/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 $574 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 + 5.4% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.31% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.39%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (median comp): $74,063
• List price: $83,000
• Delta: 12.07%
• 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
651 Dearborn Ave	0.49mi	2/1.0 (-1)	858 (-1%)	1mo	$41,000	$48	70
2325 Wilkes Rd	0.41mi	2/1.0 (-1)	844 (-2%)	5mo	$123,750	$147	68
2252 Digby St	0.72mi	3/1.0	864 (0%)	1mo	$49,475	$57	65
616 Spring Grove Ave	0.43mi	3/1.0	920 (+6%)	6mo	$36,000	$39	64
636 White St	0.60mi	3/1.0	912 (+6%)	8mo	$52,000	$57	56
932 Cresceus Rd	0.40mi	2/1.0 (-1)	983 (+14%)	4mo	$118,000	$120	50
318 Heffner St	0.57mi	2/1.0 (-1)	798 (-8%)	10mo	$72,500	$91	48
643 Willard St	0.69mi	2/1.0 (-1)	912 (+6%)	7mo	$39,500	$43	47
1060 Patchen Rd	0.47mi	2/1.0 (-1)	968 (+12%)	9mo	$32,000	$33	45
567 Dearborn Ave	0.61mi	2/1.0 (-1)	779 (-10%)	10mo	$67,100	$86	42
1723 Liberty St	0.68mi	2/1.0 (-1)	954 (+10%)	5mo	$68,999	$72	42
1110 Camden St	0.74mi	3/1.0	982 (+14%)	6mo	$67,000	$68	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.35×
• Total profit: $8,180
• Equity at exit: $12,376

10-year hold

• IRR: 19.8%
• Equity multiple: 2.85×
• Total profit: $42,983
• Equity at exit: $7,176

Cash invested: $23,240 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$435
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $298

Break-even live

Break-even rent $706

Max offer price $83,000

Occupancy floor 68%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	13d	1	0.13mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	13d	1	0.14mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	43d	1	0.34mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	43d	1	0.41mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.45mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	43d	1	0.50mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	13d	1	0.59mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	43d	1	0.64mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	13d	1	0.74mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.85mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	43d	1	0.88mi
1103 S Wheeling St Oregon, OH	2.0	1.0	825	$1,049	$1.27	43d	1	0.88mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.99mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	23d	1	1.10mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$953	$1.19	13d	1	1.11mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$1,434	$1.79	23d	1	1.11mi
2337 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	13d	1	1.15mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	1.17mi
2401 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	13d	1	1.17mi
251 Graham St Apt A Toledo, OH	2.0	1.0	625	$850	$1.36	43d	1	1.18mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.21mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	1.25mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	1.33mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.34mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	43d	1	1.35mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	1.36mi
21 Magyar St Toledo, OH	2.0	1.0	680	$1,050	$1.54	43d	1	1.39mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	1.46mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	1.46mi

Listing history 36 events

1. 2026-06-18
   days on market $83,000 Active 262 DOM
2. 2026-06-17
   days on market $83,000 Active 261 DOM
3. 2026-06-16
   days on market $83,000 Active 260 DOM
4. 2026-06-15
   days on market $83,000 Active 259 DOM
5. 2026-06-14
   days on market $83,000 Active 257 DOM
6. 2026-06-10
   days on market $83,000 Active 254 DOM
7. 2026-06-09
   days on market $83,000 Active 253 DOM
8. 2026-06-08
   days on market $83,000 Active 252 DOM
9. 2026-06-07
   days on market $83,000 Active 251 DOM
10. 2026-06-05
    days on market $83,000 Active 248 DOM
11. 2026-06-03
    days on market $83,000 Active 247 DOM
12. 2026-06-02
    days on market $83,000 Active 246 DOM
13. 2026-06-01
    days on market $83,000 Active 245 DOM
14. 2026-05-31
    days on market $83,000 Active 244 DOM
15. 2026-05-30
    days on market $83,000 Active 243 DOM
16. 2026-01-14
    price $92,000 783-char remark

    Show marketing remark (783 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

17. 2025-11-10
    price $96,940 783-char remark

    Show marketing remark (783 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

18. 2025-10-14
    price $16,760 109-char remark

    Show marketing remark (109 chars)

    Bank Owned Sold As-Is!!! Please provide proof of funds or pre-approval with offer. Seller addendum to follow.

19. 2025-10-13
    price $33,000
20. 2025-09-24
    listed $102,000 Active 783-char remark

    Show marketing remark (783 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

21. 2025-07-29
    historical $845
22. 2025-07-15
    price $845
23. 2025-06-28
    price $945
24. 2025-06-06
    price $995
25. 2025-05-06
    listed $1,050
26. 2023-07-31
    soldstatus $1,315,000
27. 2023-07-21
    soldstatus $46,964 Closed
28. 2023-03-17
    status Pending
29. 2023-03-17
    price $46,964
30. 2023-02-19
    listed $25,000 Active
31. 2009-02-04
    soldstatus $16,760 109-char remark

    Show marketing remark (109 chars)

    Bank Owned Sold As-Is!!! Please provide proof of funds or pre-approval with offer. Seller addendum to follow.

32. 2008-11-25
    listed $20,950 109-char remark

    Show marketing remark (109 chars)

    Bank Owned Sold As-Is!!! Please provide proof of funds or pre-approval with offer. Seller addendum to follow.

33. 2004-07-19
    soldstatus $60,000
34. 2001-10-11
    soldstatus $33,000
35. 2001-06-29
    listed $37,900
36. 1996-07-15
    soldstatus $28,000

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$118/yr (+$10/mo · 11.1%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,003
• − Mortgage interest: −$4,649
• − Property taxes: −$1,059
• − Insurance: −$415
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,415
• Taxable income: $2,385
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,003/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% Arabic 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+228.6% since first listed

21 events — show timeline

• 2026-01-14 Price Changed $92,000 NORIS
• 2025-11-10 Price Changed $96,940 NORIS
• 2025-10-14 Price Changed $16,760 NORIS
• 2025-10-13 Price Changed $33,000 NORIS
• 2025-09-24 Listed $102,000 NORIS
• 2025-07-29 Rental Removed $845 TENANTTURNER2
• 2025-07-15 Price Changed $845 TENANTTURNER2
• 2025-06-28 Price Changed $945 TENANTTURNER2
• 2025-06-06 Price Changed $995 TENANTTURNER2
• 2025-05-06 Listed for Rent $1,050 TENANTTURNER2
• 2023-07-31 Sold (Public Records) $1,315,000 Public Records
• 2023-07-21 Sold (MLS) $46,964 NORIS
• 2023-03-17 Pending — NORIS
• 2023-03-17 Price Changed $46,964 NORIS
• 2023-02-19 Listed $25,000 NORIS
• 2009-02-04 Sold (MLS) $16,760 NORIS
• 2008-11-25 Listed $20,950 NORIS
• 2004-07-19 Sold (Public Records) $60,000 Public Records
• 2001-10-11 Sold (MLS) $33,000 NORIS
• 2001-06-29 Listed $37,900 NORIS
• 1996-07-15 Sold (Public Records) $28,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,059 · +18.6% YoY. Source: county tax records.