755 Dearborn Ave · Toledo, OH 43605

$75,000

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 143 Days on market

Built 1915 4,000 sqft lot $63/sqft · 13% above area Est $66k · 13% 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 +9.7/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! Listed at $75,000, this property presents a great opportunity for investors seeking steady cash flow. Currently rented at $975/month with the tenant responsible for all utilities. Showings are preferred after an accepted offer. Available individually or as part of a package with 4244 North Lockwood Ave and 1013 Clymena Street. No seller financing.

Key facts

• 4,000 sq ft lot
• Parking
• Built 1915

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 $374 ($4k/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: $66k (12.0% 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-, 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; 38 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 ($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 $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 + 5.4% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1915 — 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: 1.47% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $66,487
• List price: $75,000
• Delta: 12.80%
• 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
429 Dover Pl	0.05mi	3/1.0	1,155 (-4%)	6mo	$66,000	$57	87
1940 Hurd St	0.33mi	3/1.0	1,200 (+0%)	4mo	$99,900	$83	82
2017 Kelsey Ave	0.24mi	3/1.0	1,152 (-4%)	1mo	$119,900	$104	81
2003 Idaho St	0.33mi	3/1.0	1,172 (-2%)	5mo	$120,000	$102	77
256 Midvale Ave	0.37mi	3/1.0	1,180 (-2%)	4mo	$137,300	$116	77
590 Sylvandale Ave	0.51mi	3/1.0	1,193 (-0%)	4mo	$180,000	$151	72
1130 Earlwood Ave	0.59mi	3/1.5	1,191 (-1%)	1mo	$185,000	$155	69
463 Howland Ave	0.25mi	3/1.0	1,027 (-14%)	4mo	$65,000	$63	61
444 Raymer Blvd	0.52mi	2/1.5 (-1)	1,283 (+7%)	5mo	$90,000	$70	53
130 Burger St	0.74mi	2/2.0 (-1)	1,242 (+4%)	3mo	$134,000	$108	48
2601 Randall Dr	0.70mi	2/1.5 (-1)	1,308 (+9%)	6mo	$210,700	$161	40
1133 Nevada St	0.72mi	2/1.0 (-1)	1,044 (-13%)	4mo	$36,000	$34	37

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: 16.5%
• Equity multiple: 1.68×
• Total profit: $14,368
• Equity at exit: $11,183

10-year hold

• IRR: 26.7%
• Equity multiple: 3.61×
• Total profit: $54,818
• 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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$393
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $374

Break-even live

Break-even rent $631

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.04mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	0.23mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	43d	1	0.29mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	43d	1	0.31mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	0.38mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	0.40mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.46mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	43d	1	0.46mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.54mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	43d	1	0.66mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	14d	1	0.73mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	43d	1	0.75mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.80mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.84mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.87mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.89mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	0.94mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	0.96mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.00mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	1.04mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	1.04mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	1.04mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	1.04mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	1.04mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	14d	1	1.08mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	43d	1	1.08mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	1.10mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	1.13mi
1103 S Wheeling St Oregon, OH	2.0	1.0	825	$1,049	$1.27	43d	1	1.14mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	43d	1	1.20mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	1.22mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	1.26mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	1.33mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$1,434	$1.79	23d	1	1.39mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$953	$1.19	14d	1	1.39mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	1.42mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	1.43mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	23d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 143 DOM
2. 2026-06-17
   days on market $75,000 Active 142 DOM
3. 2026-06-16
   days on market $75,000 Active 141 DOM
4. 2026-06-15
   days on market $75,000 Active 140 DOM
5. 2026-06-14
   days on market $75,000 Active 138 DOM
6. 2026-06-10
   days on market $75,000 Active 135 DOM
7. 2026-06-09
   days on market $75,000 Active 134 DOM
8. 2026-06-08
   days on market $75,000 Active 133 DOM
9. 2026-06-07
   days on market $75,000 Active 132 DOM
10. 2026-06-05
    days on market $75,000 Active 129 DOM
11. 2026-06-03
    days on market $75,000 Active 128 DOM
12. 2026-06-02
    days on market $75,000 Active 127 DOM
13. 2026-06-01
    days on market $75,000 Active 126 DOM
14. 2026-05-31
    days on market $75,000 Active 125 DOM
15. 2026-05-30
    days on market $75,000 Active 124 DOM
16. 2026-05-05
    price $75,000 370-char remark

    Show marketing remark (370 chars)

    Attention Investors! Listed at $75,000, this property presents a great opportunity for investors seeking steady cash flow. Currently rented at $975/month with the tenant responsible for all utilities. Showings are preferred after an accepted offer. Available individually or as part of a package with 4244 North Lockwood Ave and 1013 Clymena Street. No seller financing.

17. 2026-01-26
    listed $84,900 Active 370-char remark

    Show marketing remark (370 chars)

    Attention Investors! Listed at $75,000, this property presents a great opportunity for investors seeking steady cash flow. Currently rented at $975/month with the tenant responsible for all utilities. Showings are preferred after an accepted offer. Available individually or as part of a package with 4244 North Lockwood Ave and 1013 Clymena Street. No seller financing.

18. 2025-10-16
    status Active
19. 2025-09-18
    status Pending
20. 2025-09-17
    historical
21. 2025-06-24
    listed $84,900 Active
22. 2024-11-30
    historical
23. 2024-05-06
    listed $84,900 Active
24. 2022-12-05
    soldstatus $67,900
25. 2019-01-16
    soldstatus $422,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$140/yr (+$12/mo · 15.8%)

ⓘ 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: $13,256
• − Mortgage interest: −$4,201
• − Property taxes: −$889
• − Insurance: −$375
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,182
• Taxable income: $3,488
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,651/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

-82.2% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $75,000 NORIS
• 2026-01-26 Listed $84,900 NORIS
• 2025-10-16 Relisted — NORIS
• 2025-09-18 Pending — NORIS
• 2025-09-17 Listing Removed — NORIS
• 2025-06-24 Listed $84,900 NORIS
• 2024-11-30 Listing Removed — NORIS
• 2024-05-06 Listed $84,900 NORIS
• 2022-12-05 Sold (Public Records) $67,900 Public Records
• 2019-01-16 Sold (Public Records) $422,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $889 · +15.3% YoY. Source: county tax records.