34 E Oakland St · Toledo, OH 43608

$52,000

2 bd · 1.0 ba · 678 sqft · SingleFamily public records · 118 Days on market

Built 1897 3,700 sqft lot $77/sqft · 64% 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 +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key property currently rented for $700 plus $50 for water, can be purchased individually or offered as bundle opportunity with 1224 N Michigan ST, 1752 Marne Ave, 1404 Greenwood Ave, 847 Clark St. All properties tenant occupied and managed by one property manager.

Key facts

• 3,700 sq ft lot
• Built 1897
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $52k).
• Recommended offer: $47k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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-, 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 (+3.9%/yr); 58 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 34% 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 $360 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — 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: 1.59% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.98%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

• ARV (median comp): $31,669
• List price: $52,000
• Delta: 64.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 E Streicher St	0.49mi	2/1.0	672 (-1%)	5mo	$17,500	$26	71
30 W Oakland St	0.13mi	1/1.0 (-1)	730 (+8%)	6mo	$28,000	$38	71
246 E Manhattan Blvd	0.30mi	2/1.0	732 (+8%)	14mo	$77,500	$106	61
34 E Streicher St	0.12mi	2/1.0	760 (+12%)	17mo	$25,000	$33	60
3245 Elm St	0.42mi	2/1.0	756 (+12%)	3mo	$33,000	$44	59
3560 Wersell Ave	0.62mi	2/1.0	660 (-3%)	18mo	$75,000	$114	52
326 Bronson Ave	0.50mi	2/1.0	740 (+9%)	14mo	$28,000	$38	50
328 E Central Ave	0.45mi	2/1.0	776 (+14%)	10mo	$25,500	$33	47
3154 Elm St	0.46mi	1/1.0 (-1)	592 (-13%)	19mo	$25,000	$42	36

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: 19.4%
• Equity multiple: 1.80×
• Total profit: $11,630
• Equity at exit: $7,753

10-year hold

• IRR: 28.3%
• Equity multiple: 3.62×
• Total profit: $38,122
• Equity at exit: $4,496

Cash invested: $14,560 (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: 5.3×

Monthly cashflow live

• Estimated rent: $825 high
• Mortgage (P&I): −$273
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $303

Break-even live

Break-even rent $441

Max offer price $52,000

Occupancy floor 58%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	23d	1	0.42mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	21d	1	0.72mi
4039 Vermaas Ave Toledo, OH	1.0	1.0	612	$675	$1.10	44d	1	1.15mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	14d	1	1.24mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	1.30mi
4412 Packard Rd Toledo, OH	2.0	1.0	672	$900	$1.34	14d	1	1.31mi
409 W Bancroft St Toledo, OH	2.0	1.0	730	$880	$1.21	44d	1	1.33mi
425 W Bancroft St Toledo, OH	1.0	1.0	711	$725	$1.02	44d	1	1.34mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.38mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	21d	1	1.42mi
2115 Collingwood Blvd Toledo, OH	2.0	1.0	676	$765	$1.13	23d	1	1.45mi
2115 Collingwood Blvd Toledo, OH	1.0	1.0	518	$565	$1.09	44d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $52,000 Active 118 DOM
2. 2026-06-17
   days on market $52,000 Active 117 DOM
3. 2026-06-16
   days on market $52,000 Active 116 DOM
4. 2026-06-15
   days on market $52,000 Active 115 DOM
5. 2026-06-14
   days on market $52,000 Active 113 DOM
6. 2026-06-10
   days on market $52,000 Active 110 DOM
7. 2026-06-09
   days on market $52,000 Active 109 DOM
8. 2026-06-08
   days on market $52,000 Active 108 DOM
9. 2026-06-07
   days on market $52,000 Active 107 DOM
10. 2026-06-05
    days on market $52,000 Active 104 DOM
11. 2026-06-03
    days on market $52,000 Active 103 DOM
12. 2026-06-02
    days on market $52,000 Active 102 DOM
13. 2026-06-01
    days on market $52,000 Active 101 DOM
14. 2026-05-31
    days on market $52,000 Active 100 DOM
15. 2026-05-30
    days on market $52,000 Active 99 DOM
16. 2026-02-20
    listed $52,000 Active 270-char remark

    Show marketing remark (270 chars)

    Turn-key property currently rented for $700 plus $50 for water, can be purchased individually or offered as bundle opportunity with 1224 N Michigan ST, 1752 Marne Ave, 1404 Greenwood Ave, 847 Clark St. All properties tenant occupied and managed by one property manager.

17. 2025-10-14
    price $48,300 391-char remark

    Show marketing remark (391 chars)

    Single-story home near downtown with numerous updates! Features a new furnace, hot water tank, and a newer roof. The modern kitchen and bathroom, plus first-floor laundry, add convenience. Enjoy mostly new vinyl windows, a breaker box, and a spacious backyard with a parking pad. With low taxes, this home is an excellent investment opportunity or ideal for anyone seeking affordable living.

18. 2025-10-14
    price $3,300

    Show marketing remark (391 chars)

    Single-story home near downtown with numerous updates! Features a new furnace, hot water tank, and a newer roof. The modern kitchen and bathroom, plus first-floor laundry, add convenience. Enjoy mostly new vinyl windows, a breaker box, and a spacious backyard with a parking pad. With low taxes, this home is an excellent investment opportunity or ideal for anyone seeking affordable living.

19. 2024-07-24
    soldstatus $48,300
20. 2024-07-17
    status Pending 391-char remark

    Show marketing remark (391 chars)

    Single-story home near downtown with numerous updates! Features a new furnace, hot water tank, and a newer roof. The modern kitchen and bathroom, plus first-floor laundry, add convenience. Enjoy mostly new vinyl windows, a breaker box, and a spacious backyard with a parking pad. With low taxes, this home is an excellent investment opportunity or ideal for anyone seeking affordable living.

21. 2024-07-17
    soldstatus $48,300 Closed 391-char remark

    Show marketing remark (391 chars)

    Single-story home near downtown with numerous updates! Features a new furnace, hot water tank, and a newer roof. The modern kitchen and bathroom, plus first-floor laundry, add convenience. Enjoy mostly new vinyl windows, a breaker box, and a spacious backyard with a parking pad. With low taxes, this home is an excellent investment opportunity or ideal for anyone seeking affordable living.

22. 2024-07-02
    historical Contingent 391-char remark

    Show marketing remark (391 chars)

    Single-story home near downtown with numerous updates! Features a new furnace, hot water tank, and a newer roof. The modern kitchen and bathroom, plus first-floor laundry, add convenience. Enjoy mostly new vinyl windows, a breaker box, and a spacious backyard with a parking pad. With low taxes, this home is an excellent investment opportunity or ideal for anyone seeking affordable living.

23. 2024-06-26
    listed $49,900 Active 391-char remark

    Show marketing remark (391 chars)

    Single-story home near downtown with numerous updates! Features a new furnace, hot water tank, and a newer roof. The modern kitchen and bathroom, plus first-floor laundry, add convenience. Enjoy mostly new vinyl windows, a breaker box, and a spacious backyard with a parking pad. With low taxes, this home is an excellent investment opportunity or ideal for anyone seeking affordable living.

24. 2024-01-18
    historical
25. 2023-11-11
    price $49,999
26. 2023-11-11
    price $39,999
27. 2023-10-15
    listed $49,999 Active
28. 2020-05-29
    soldstatus $3,300
29. 2020-02-12
    listed $13,000
30. 2015-07-09
    soldstatus $175,000
31. 1992-03-18
    soldstatus $9,000

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$81/yr (+$7/mo · 12.5%)

ⓘ 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: $9,897
• − Mortgage interest: −$2,913
• − Property taxes: −$649
• − Insurance: −$260
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,513
• Taxable income: $2,979
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $2,922/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

+477.8% since first listed

16 events — show timeline

• 2026-02-20 Listed $52,000 NORIS
• 2025-10-14 Price Changed $48,300 NORIS
• 2025-10-14 Price Changed $3,300 NORIS
• 2024-07-24 Sold (Public Records) $48,300 Public Records
• 2024-07-17 Pending — NORIS
• 2024-07-17 Sold (MLS) $48,300 NORIS
• 2024-07-02 Contingent — NORIS
• 2024-06-26 Listed $49,900 NORIS
• 2024-01-18 Listing Removed — NORIS
• 2023-11-11 Price Changed $49,999 NORIS
• 2023-11-11 Price Changed $39,999 NORIS
• 2023-10-15 Listed $49,999 NORIS
• 2020-05-29 Sold (MLS) $3,300 NORIS
• 2020-02-12 Listed $13,000 NORIS
• 2015-07-09 Sold (Public Records) $175,000 Public Records
• 1992-03-18 Sold (Public Records) $9,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $649 · +2.8% YoY. Source: county tax records.