421 Cincinnati St · Toledo, OH 43611

$74,900

4 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 16 Days on market

Built 1913 3,600 sqft lot

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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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Lucas County Land Bank home features natural woodwork throughout. Lots of potential. Being sold As-Is, Where-Is. Please submit proof of funds with all offers.

Key facts

• 3,600 sq ft lot
• 2 garage spots
• Built 1913

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street parking (2 total spaces)
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer (connected)
• Home design: Residential single-family home; Detached (no common walls); One and one-half levels
• Construction: Wood siding; Block foundation
• Exterior features: Shingle roof; Garage(s) on property

Interior

• Kitchen: Gas Range; Refrigerator
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level; An additional room on upper level (11 x 10)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Other interior features; Gas Range, Refrigerator
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/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: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: Riverside Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 361 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: 64 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $2k; list at $75k implies a 4893% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.69% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.10%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $41,880
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Ohio St	0.14mi	3/1.5 (-1)	1,376 (-1%)	3mo	$87,000	$63	81
1964 Chase St	0.33mi	4/2.0	1,380 (-1%)	2mo	$14,900	$11	77
1960 N Erie St	0.35mi	3/1.0 (-1)	1,367 (-2%)	9mo	$30,000	$22	68
331 Buckeye St	0.49mi	3/1.5 (-1)	1,424 (+2%)	4mo	$118,500	$83	63
1970 N Ontario St	0.33mi	3/1.0 (-1)	1,271 (-9%)	6mo	$35,000	$28	60
1990 N Erie St	0.28mi	3/1.5 (-1)	1,289 (-8%)	11mo	$119,900	$93	58
329 Columbus St	0.19mi	3/1.0 (-1)	1,272 (-9%)	18mo	$38,500	$30	56
809 Ash St	0.66mi	3/1.5 (-1)	1,415 (+1%)	13mo	$71,000	$50	49
301 Galena St	0.30mi	3/2.0 (-1)	1,218 (-13%)	19mo	$30,000	$25	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.02×
• Total profit: $21,355
• Equity at exit: $11,168

10-year hold

• IRR: 32.5%
• Equity multiple: 3.94×
• Total profit: $61,703
• Equity at exit: $6,476

Cash invested: $20,972 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 64
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$393
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $526

Break-even live

Break-even rent $601

Max offer price $74,900

Occupancy floor 53%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	43d	1	0.88mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	1.00mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	1.01mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	1.05mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	1.05mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	43d	1	1.17mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	43d	1	1.17mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	21d	1	1.23mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	43d	1	1.26mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	43d	1	1.29mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.37mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.38mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	14d	1	1.43mi
3606 Doyle St Toledo, OH	3.0	2.0	1650	$1,100	$0.67	43d	1	1.46mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	43d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $74,900 Active 16 DOM
2. 2026-06-17
   days on market $74,900 Active 15 DOM
3. 2026-06-16
   days on market $74,900 Active 14 DOM
4. 2026-06-15
   days on market $74,900 Active 13 DOM
5. 2026-06-14
   days on market $74,900 Active 11 DOM
6. 2026-06-10
   days on market $74,900 Active 8 DOM
7. 2026-06-09
   days on market $74,900 Active 7 DOM
8. 2026-06-08
   days on market $74,900 Active 6 DOM
9. 2026-06-07
   days on market $74,900 Active 5 DOM
10. 2026-06-05
    days on market $74,900 Active 2 DOM
11. 2026-06-03
    remarks 550-char remark
12. 2026-06-03
    pricedays on marketlisting id $74,900 Active 1 DOM
13. 2026-06-01
    days on market $74,500 Active 67 DOM
14. 2026-05-31
    days on market $74,500 Active 66 DOM
15. 2026-05-30
    days on market $74,500 Active 65 DOM
16. 2026-05-13
    price $74,500 410-char remark
17. 2026-05-07
    price $79,500 410-char remark
18. 2026-04-30
    price $89,500 410-char remark
19. 2026-03-26
    listed $92,500 Active 410-char remark
20. 2026-03-24
    historical $92,500 410-char remark
21. 2025-10-14
    price $1,500 163-char remark

    Show marketing remark (163 chars)

    This Lucas County Land Bank home features natural woodwork throughout. Lots of potential. Being sold As-Is, Where-Is. Please submit proof of funds with all offers.

22. 2017-12-18
    soldstatus $1,500 163-char remark

    Show marketing remark (163 chars)

    This Lucas County Land Bank home features natural woodwork throughout. Lots of potential. Being sold As-Is, Where-Is. Please submit proof of funds with all offers.

23. 2017-07-24
    listed $2,900 163-char remark

    Show marketing remark (163 chars)

    This Lucas County Land Bank home features natural woodwork throughout. Lots of potential. Being sold As-Is, Where-Is. Please submit proof of funds with all offers.

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$278/yr (+$23/mo · 45.4%)

ⓘ 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: $15,205
• − Mortgage interest: −$4,196
• − Property taxes: −$612
• − Insurance: −$374
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,179
• Taxable income: $5,411
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $5,013/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -79.15%
• Current HPI: 245.2841
• Rent YoY: —
• 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

+2482.8% since first listed

10 events — show timeline

• 2026-06-02 Listed $74,900 NORIS
• 2026-06-01 Listing Removed — NORIS
• 2026-05-13 Price Changed $74,500 NORIS
• 2026-05-07 Price Changed $79,500 NORIS
• 2026-04-30 Price Changed $89,500 NORIS
• 2026-03-26 Listed $92,500 NORIS
• 2026-03-24 Coming Soon — NORIS
• 2025-10-14 Price Changed $1,500 NORIS
• 2017-12-18 Sold (MLS) $1,500 NORIS
• 2017-07-24 Listed $2,900 NORIS

Property tax history

-0.8%/yr

Latest (2025): $612 · +2.4% YoY. Source: county tax records.