2647 Stamford Dr · Toledo, OH 43614

$99,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 21 Days on market

Built 1957 4,400 sqft lot $79/sqft · 52% below 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Two-story home in a prime location close to schools, parks, and restaurants! This property offers great potential and is ready for your vision. While it does need some repairs, it presents an excellent opportunity for investors or buyers looking to build equity. Don't miss your chance to own in a desirable area. Minimum Bid Auction of $99,000 on May 18th at 3 PM. Preview and registration begin at 2 PM.

Key facts

• 4,400 sq ft lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage with ~1.5 spaces
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; Two levels (2 stories); Not attached / no common walls; Entry facing information not provided
• Construction: Brick construction; Block foundation; Built year not provided
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom (Upper); Bedroom 2 (Upper); Bedroom 3 (Upper)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Other
• Laundry & utility: Laundry in basement; Basement present; Bonus room on lower level (large finished space)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: Beverly Elementary School (math 32% / reading 46%, grade F, #1,078 of 1,584 statewide, top 68%, 536 students, 48% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% FRL) — zoned schools average 49% FRL vs 72% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 36% at this address vs 20% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Toledo City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.0%/yr); 71 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.48% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 5.6

CMA / ARV

• ARV (median comp): $205,889
• List price: $99,000
• Delta: -51.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3104 Ravenwood Blvd	0.57mi	3/1.0	1,251 (+0%)	2mo	$173,000	$138	72
2944 Daleford Dr	0.52mi	3/1.5	1,204 (-4%)	3mo	$232,500	$193	65
3037 Maeterlinck Ave	0.47mi	3/2.0	1,170 (-6%)	1mo	$164,900	$141	63
1926 Meadowlark Ave	0.26mi	3/2.0	1,091 (-13%)	1mo	$234,900	$215	61
3133 Strathmoor Ave	0.57mi	3/1.0	1,158 (-7%)	1mo	$186,000	$161	61
3459 Pineway Dr	0.28mi	3/2.0	1,401 (+12%)	3mo	$239,900	$171	61
3018 Cragmoor Ave	0.51mi	2/1.0 (-1)	1,163 (-7%)	2mo	$145,000	$125	58
3013 Glencairn Ave	0.38mi	3/1.0	1,080 (-14%)	4mo	$180,000	$167	56
1538 Watova Rd	0.66mi	3/1.0	1,148 (-8%)	2mo	$88,000	$77	54
3250 Heatherdowns Blvd	0.75mi	2/1.0 (-1)	1,365 (+9%)	3mo	$198,900	$146	42
3121 Daleford Dr	0.67mi	3/1.5	1,076 (-14%)	2mo	$153,500	$143	42
1422 Leith Dr	0.73mi	2/1.0 (-1)	1,113 (-11%)	1mo	$172,000	$155	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.64×
• Total profit: $17,627
• Equity at exit: $14,761

10-year hold

• IRR: 27.3%
• Equity multiple: 4.03×
• Total profit: $84,070
• Equity at exit: $8,560

Cash invested: $27,720 (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 43614

• Home prices YoY: -22.4%
• Rents YoY: 8.0%
• Active inventory: 71
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$519
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $406

Break-even live

Break-even rent $946

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3042 Cragmoor Ave Toledo, OH	3.0	1.0	1250	$1,800	$1.44	44d	1	0.52mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	21d	1	0.69mi
3025 S Byrne Rd Unit 1 Toledo, OH	3.0	1.0	1064	$1,095	$1.03	21d	1	0.85mi
1255 S Byrne Rd Toledo, OH	1.0–3.0	1.0–2.0	1080	$1,529	$1.42	14d	1	1.27mi
3348 Arlington Ave Apt 10 Toledo, OH	2.0	1.0	900	$795	$0.88	44d	1	1.34mi
1027 Valley Side Dr Maumee, OH	2.0	1.5	1260	$1,495	$1.19	23d	1	1.47mi
1010 Valley Side Dr Unit 1010 Maumee, OH	2.0	1.5	1260	$1,395	$1.11	14d	1	1.48mi

Listing history 3 events

1. 2026-04-27
   listed $99,000 Active 405-char remark
2. 1990-08-27
   soldstatus $79,000
3. 1960-06-23
   soldstatus $19,500

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,529
• − Mortgage interest: −$5,546
• − Property taxes: −$2,246
• − Insurance: −$495
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,880
• Taxable income: $3,559
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $4,024/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): 29,075
• Household income: $58,961
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1407.0

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 (67%)
• Race & ethnicity: White 67% Black 21% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Romanian 8% Italian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% 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: ▼ -61.96%
• Current HPI: 214.7031
• Rent YoY: ▲ 8.03%
• 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

+588.2% since first listed

5 events — show timeline

• 2026-06-08 Sold (MLS) $134,200 NORIS
• 2026-05-19 Pending — NORIS
• 2026-04-27 Listed $99,000 NORIS
• 1990-08-27 Sold (Public Records) $79,000 Public Records
• 1960-06-23 Sold (Public Records) $19,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,246 · -0.9% YoY. Source: county tax records.