1766 Macomber St · Toledo, OH 43606

$67,000

2 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 29 Days on market

Built 1925 4,500 sqft lot Est $60k · 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move In Ready! All this house needs is YOU (or a tenant)! Renovations Galore! New Roof In ‘17, New Furnace and A/C in ‘14. New Water Lines in ‘16. Insulated Windows. Bedrooms offer large walk-in closets. Home is freshly painted & offers full basement. 24 x 30 garage offers workshop area. Dual Access Garage Doors from front and back. Won’t last Long! Schedule your showing today!

Key facts

• Lead certified
• 4,500 sq ft lot
• Garage

Tags

• INVESTMENT OPPORTUNITY
• NEAR UNIVERSITY OF TOLEDO
• EASY ACCESS TO HIGHWAYS
• LEAD CERTIFIED

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway; On-street parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; Two stories; No attached units; No common walls
• Construction: Aluminum siding; Vinyl siding; Shingle roof; Other foundation
• Exterior features: Enclosed porch; Front porch; Garage(s)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two upper-level bedrooms (approx. 11x13 and 10x13)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: Storm door(s); Other interior features
• Laundry & utility: Washer hookup in basement; Gas dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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-, 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: Robinson Elementary School (math 2% / reading 2%, grade F, #1,580 of 1,584 statewide, top 100%, 358 students, 0% FRL); Jesup W. Scott High School (math 8% / reading 17%, grade F, #726 of 781 statewide, top 94%, 736 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.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Toledo City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 93 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 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 + 2.3% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 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 $20k; list at $67k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,995 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $59,622
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2322 Upton Ave	0.18mi	3/1.0 (+1)	1,008 (-4%)	2mo	$82,400	$82	79
1654 Macomber St	0.16mi	3/1.0 (+1)	1,080 (+3%)	10mo	$22,550	$21	74
1428 Freeman St	0.40mi	3/1.0 (+1)	1,084 (+4%)	2mo	$3,000	$3	69
2324 Upton Ave	0.18mi	3/1.0 (+1)	1,128 (+8%)	6mo	$67,900	$60	69
2026 Hawthorne St	0.44mi	3/1.0 (+1)	1,142 (+9%)	0mo	$65,000	$57	59
2024 Elliott Ave	0.39mi	3/1.0 (+1)	1,144 (+9%)	11mo	$23,000	$20	52
1428 W Woodruff Ave	0.56mi	3/1.0 (+1)	978 (-6%)	14mo	$57,000	$58	46
2215 Academy Ave	0.60mi	3/1.0 (+1)	1,120 (+7%)	11mo	$65,000	$58	46
1747 S Cove Blvd	0.29mi	3/1.0 (+1)	1,194 (+14%)	16mo	$16,500	$14	44
1320 Palmetto Ave	0.73mi	3/1.0 (+1)	1,113 (+6%)	17mo	$32,000	$29	36
2657 Midwood Ave	0.73mi	3/1.0 (+1)	1,176 (+12%)	9mo	$154,900	$132	32
2540 Ayers Ave	0.74mi	3/1.0 (+1)	1,196 (+14%)	15mo	$34,000	$28	24

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.39×
• Total profit: $7,311
• Equity at exit: $9,990

10-year hold

• IRR: 18.5%
• Equity multiple: 2.49×
• Total profit: $27,925
• Equity at exit: $5,793

Cash invested: $18,760 (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 43606

• Home prices YoY: -15.5%
• Rents YoY: 2.3%
• Active inventory: 93
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$351
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $296

Break-even live

Break-even rent $582

Max offer price $67,000

Occupancy floor 64%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	0.08mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	43d	1	0.15mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	0.15mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	0.25mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.28mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	0.29mi
2716 Hoehler Dr Toledo, OH	1.0	1.0	720	$600	$0.83	43d	1	0.59mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	43d	1	0.62mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	43d	1	0.69mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	13d	1	0.77mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	43d	1	0.87mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	0.89mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	0.94mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	13d	1	0.95mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	13d	1	0.95mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	43d	1	0.96mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	43d	1	0.96mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	43d	1	0.97mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	1.03mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	43d	1	1.08mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	1.09mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	1.13mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.16mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	1.18mi
3022 Letchworth Pkwy Toledo, OH	2.0	1.0	800	$970	$1.21	43d	1	1.18mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	43d	1	1.20mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	1.28mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,196	$1.45	13d	71	1.29mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	1.33mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	1.42mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	23d	1	1.42mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	13d	1	1.44mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	43d	1	1.44mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	23d	1	1.45mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	1.46mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	1.47mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $67,000 Active 29 DOM
2. 2026-06-17
   days on market $67,000 Active 28 DOM
3. 2026-06-16
   days on market $67,000 Active 27 DOM
4. 2026-06-15
   days on market $67,000 Active 26 DOM
5. 2026-06-14
   days on market $67,000 Active 24 DOM
6. 2026-06-10
   days on market $67,000 Active 21 DOM
7. 2026-06-09
   days on market $67,000 Active 20 DOM
8. 2026-06-08
   days on market $67,000 Active 19 DOM
9. 2026-06-07
   days on market $67,000 Active 18 DOM
10. 2026-06-05
    days on market $67,000 Active 15 DOM
11. 2026-06-03
    days on market $67,000 Active 14 DOM
12. 2026-06-02
    days on market $67,000 Active 13 DOM
13. 2026-06-01
    days on market $67,000 Active 12 DOM
14. 2026-05-31
    days on market $67,000 Active 11 DOM
15. 2026-05-30
    days on market $67,000 Active 10 DOM
16. 2026-05-20
    listed $67,000 Active
17. 2025-10-14
    price $20,000 408-char remark

    Show marketing remark (408 chars)

    Move In Ready! All this house needs is YOU (or a tenant)! Renovations Galore! New Roof In ‘17, New Furnace and A/C in ‘14. New Water Lines in ‘16. Insulated Windows. Bedrooms offer large walk-in closets. Home is freshly painted & offers full basement. 24 x 30 garage offers workshop area. Dual Access Garage Doors from front and back. Won’t last Long! Schedule your showing today!

18. 2023-10-06
    historical $850
19. 2023-09-24
    listed $850
20. 2023-09-03
    historical $850
21. 2023-07-16
    listed $850
22. 2019-06-17
    soldstatus $20,000 408-char remark

    Show marketing remark (408 chars)

    Move In Ready! All this house needs is YOU (or a tenant)! Renovations Galore! New Roof In ‘17, New Furnace and A/C in ‘14. New Water Lines in ‘16. Insulated Windows. Bedrooms offer large walk-in closets. Home is freshly painted & offers full basement. 24 x 30 garage offers workshop area. Dual Access Garage Doors from front and back. Won’t last Long! Schedule your showing today!

23. 2019-05-02
    listed $24,900 408-char remark

    Show marketing remark (408 chars)

    Move In Ready! All this house needs is YOU (or a tenant)! Renovations Galore! New Roof In ‘17, New Furnace and A/C in ‘14. New Water Lines in ‘16. Insulated Windows. Bedrooms offer large walk-in closets. Home is freshly painted & offers full basement. 24 x 30 garage offers workshop area. Dual Access Garage Doors from front and back. Won’t last Long! Schedule your showing today!

24. 2008-02-20
    historical
25. 2007-08-18
    listed $47,000
26. 2007-08-12
    historical
27. 2007-02-12
    listed $47,900

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,004 · $84/mo
• Expected delta: +$41/yr (+$3/mo · 4.3%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,471
• − Mortgage interest: −$3,753
• − Property taxes: −$963
• − Insurance: −$335
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$1,949
• Taxable income: $2,636
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $2,916/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): 24,898
• Household income: $66,917
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 843.0

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: White 59% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Arabic 2% Other Indo-European 2% Spanish 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: ▼ -41.19%
• Current HPI: 224.695
• Rent YoY: ▲ 2.29%
• 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

+39.9% since first listed

12 events — show timeline

• 2026-05-20 Listed $67,000 NORIS
• 2025-10-14 Price Changed $20,000 NORIS
• 2023-10-06 Rental Removed $850 APPFOLIO
• 2023-09-24 Listed for Rent $850 APPFOLIO
• 2023-09-03 Rental Removed $850 APPFOLIO
• 2023-07-16 Listed for Rent $850 APPFOLIO
• 2019-06-17 Sold (MLS) $20,000 NORIS
• 2019-05-02 Listed $24,900 NORIS
• 2008-02-20 Listing Removed — NORIS
• 2007-08-18 Listed $47,000 NORIS
• 2007-08-12 Listing Removed — NORIS
• 2007-02-12 Listed $47,900 NORIS

Property tax history

+5.7%/yr

Latest (2025): $963 · +2.8% YoY. Source: county tax records.