3235 Beaumont Dr · Toledo, OH 43608

$65,000

3 bd · 1.0 ba · 886 sqft · SingleFamily public records · 22 Days on market

Built 1950 4,100 sqft lot Est $51k · 26% 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 +9.9/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• 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

HARDWOOD FLOORS. GREAT COSMETIC FIX UP FOR INVESTMENT! PROPERTY BEING SOLD "AS IS"

Key facts

• Garage
• Fenced yard
• Full basement

Tags

• FENCED YARD
• FULL BASEMENT
• GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; One and one half levels; Not attached to other properties; No common walls
• Construction: Aluminum siding; Block foundation
• Exterior features: Aluminum roof

Interior

• Kitchen: Eat-in kitchen (appliance details not provided)
• Bedrooms: Main-level bedroom; Main-level bedroom; Upper-level room (large open area)
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Basement
• Laundry & utility: Laundry located in basement

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 $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Leverette Elementary School (math 3% / reading 13%, grade F, #1,517 of 1,584 statewide, top 96%, 429 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 40% 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 $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 + 3.9% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.
• Current owner paid $56k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.49% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $51,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Maher St	0.13mi	3/1.0	952 (+7%)	4mo	$54,900	$58	78
3449 Brigham St	0.34mi	3/1.0	946 (+7%)	1mo	$54,000	$57	72
3333 Beaumont Dr	0.13mi	2/1.0 (-1)	988 (+12%)	3mo	$42,500	$43	67
3463 Brigham St	0.36mi	3/1.0	986 (+11%)	1mo	$54,000	$55	64
1019 E Manhattan Blvd	0.45mi	2/1.5 (-1)	923 (+4%)	4mo	$67,000	$73	62
1828 Homer Ave	0.33mi	2/1.0 (-1)	850 (-4%)	17mo	$68,000	$80	59
3150 Doyle St	0.33mi	2/1.0 (-1)	976 (+10%)	8mo	$25,000	$26	56
724 Ashwood Ave	0.71mi	2/1.0 (-1)	888 (+0%)	13mo	$42,000	$47	50
3417 Mulberry St	0.74mi	3/1.0	924 (+4%)	9mo	$86,000	$93	50
1118 E Manhattan Blvd	0.40mi	3/1.0	980 (+11%)	16mo	$80,000	$82	50
3410 Mulberry St	0.71mi	2/1.0 (-1)	857 (-3%)	12mo	$40,300	$47	46
729 Chicago St	0.68mi	2/1.0 (-1)	764 (-14%)	6mo	$45,000	$59	35

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: 14.9%
• Equity multiple: 1.60×
• Total profit: $10,998
• Equity at exit: $9,692

10-year hold

• IRR: 24.3%
• Equity multiple: 3.19×
• Total profit: $39,845
• 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 43608

• Home prices YoY: -21.3%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $965 high
• Mortgage (P&I): −$341
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $324

Break-even live

Break-even rent $555

Max offer price $65,000

Occupancy floor 61%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	13d	1	0.23mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	43d	1	0.31mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	43d	1	0.38mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	43d	1	0.79mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	23d	1	0.90mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	23d	1	0.98mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	13d	1	0.99mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	23d	1	0.99mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	23d	1	1.04mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	23d	1	1.06mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	43d	1	1.06mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	43d	1	1.07mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	13d	1	1.08mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	43d	1	1.12mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	43d	1	1.27mi
3563 E Manhattan Blvd Toledo, OH	1.0–2.0	1.0	707	$850	$1.20	13d	1	1.40mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 22 DOM
2. 2026-06-17
   days on market $65,000 Active 21 DOM
3. 2026-06-16
   days on market $65,000 Active 20 DOM
4. 2026-06-15
   days on market $65,000 Active 19 DOM
5. 2026-06-14
   days on market $65,000 Active 17 DOM
6. 2026-06-10
   days on market $65,000 Active 14 DOM
7. 2026-06-09
   days on market $65,000 Active 13 DOM
8. 2026-06-08
   days on market $65,000 Active 12 DOM
9. 2026-06-07
   days on market $65,000 Active 11 DOM
10. 2026-06-05
    days on market $65,000 Active 8 DOM
11. 2026-06-03
    days on market $65,000 Active 7 DOM
12. 2026-06-02
    days on market $65,000 Active 6 DOM
13. 2026-06-01
    days on market $65,000 Active 5 DOM
14. 2026-05-31
    days on market $65,000 Active 4 DOM
15. 2026-05-30
    days on market $65,000 Active 3 DOM
16. 2026-05-27
    listed $65,000 Active
17. 2025-10-09
    price $17,500 93-char remark

    Show marketing remark (93 chars)

    HARDWOOD FLOORS. GREAT COSMETIC FIX UP FOR INVESTMENT! PROPERTY BEING SOLD "AS IS"

18. 2007-08-02
    soldstatus $56,000
19. 2007-04-05
    soldstatus $17,500 93-char remark

    Show marketing remark (93 chars)

    HARDWOOD FLOORS. GREAT COSMETIC FIX UP FOR INVESTMENT! PROPERTY BEING SOLD "AS IS"

20. 2007-02-16
    listed $24,500 93-char remark

    Show marketing remark (93 chars)

    HARDWOOD FLOORS. GREAT COSMETIC FIX UP FOR INVESTMENT! PROPERTY BEING SOLD "AS IS"

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $930 · $78/mo
• Expected delta: +$84/yr (+$7/mo · 9.9%)

ⓘ 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: $11,586
• − Mortgage interest: −$3,641
• − Property taxes: −$846
• − Insurance: −$325
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$1,891
• Taxable income: $3,029
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,164/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

+165.3% since first listed

5 events — show timeline

• 2026-05-27 Listed $65,000 NORIS
• 2025-10-09 Price Changed $17,500 NORIS
• 2007-08-02 Sold (Public Records) $56,000 Public Records
• 2007-04-05 Sold (MLS) $17,500 NORIS
• 2007-02-16 Listed $24,500 NORIS

Property tax history

+1.8%/yr

Latest (2025): $846 · +0.5% YoY. Source: county tax records.