2630 7th St Apt B · Maumee, OH 43537

$169,900

3 bd · 2.5 ba · 1,462 sqft · Condo public records · 40 Days on market

Built 1980 $116/sqft · at area comps Est $178k · at est.

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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 +16.3/30.0
• ARV discount +9.6/15.0
• Schools +5.6/10.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED- Freshly painted and ready for its next owner, this 3-bedroom, 2.5-bath condo offers a neutral interior, functional layout, and low-maintenance living with no HOA fees. The main level provides comfortable living and dining spaces, while the upper level includes three bedrooms, including a primary bedroom with its own private bath. Additional features include a private deck, partial basement for storage or workspace, and a detached 2-car garage. This is Unit B of a duplex-style condo (Unit A is separate and not included in the sale). Major updates add value and peace of mind, including brand new stainless steel kitchen appliances, washer and dryer that stay, and new mechanicals/HVAC, including central air replaced in 2025. This is a great opportunity for buyers looking for space, convenience, and the ability to move right in while adding their own personal touches over time.

Key facts

• Private deck
• New mechanicals hvac
• Partial basement

Tags

• PRIVATE DECK
• PARTIAL BASEMENT
• DETACHED GARAGE
• NEW MECHANICALS HVAC
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (0.3% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.8% in Maumee — 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 76/100 on livability (#221 in OH, #3,442 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: amenities F, commute F, health & safety F.
• Maumee City (suburban): math 65% / reading 67% proficiency, ranked #194 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 113 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $178,061
• List price: $169,900
• Delta: -4.58%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-21,465
• Equity at exit: $25,333

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-10,691
• Equity at exit: $14,690

Cash invested: $47,572 (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 43537

• Home prices YoY: -29.6%
• Active inventory: 113
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$282 /mo · $3,383/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $94

Break-even live

Break-even rent $1,574

Max offer price $169,900

Occupancy floor 89%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Valley Side Dr Unit 1010 Maumee, OH	2.0	1.5	1260	$1,395	$1.11	14d	1	0.06mi
1027 Valley Side Dr Maumee, OH	2.0	1.5	1260	$1,495	$1.19	23d	1	0.10mi
1106 Hugo St Maumee, OH	3.0	1.0	1006	$1,595	$1.59	43d	1	0.43mi
3025 S Byrne Rd Unit 1 Toledo, OH	3.0	1.0	1064	$1,095	$1.03	21d	1	0.73mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   status $169,900 Pending 40 DOM
2. 2026-06-17
   days on market $169,900 Active 40 DOM
3. 2026-06-16
   days on market $169,900 Active 39 DOM
4. 2026-06-15
   days on market $169,900 Active 38 DOM
5. 2026-06-14
   status $169,900 Active 36 DOM
6. 2026-05-16
   price $169,900 899-char remark

   Show marketing remark (899 chars)

   JUST REDUCED- Freshly painted and ready for its next owner, this 3-bedroom, 2.5-bath condo offers a neutral interior, functional layout, and low-maintenance living with no HOA fees. The main level provides comfortable living and dining spaces, while the upper level includes three bedrooms, including a primary bedroom with its own private bath. Additional features include a private deck, partial basement for storage or workspace, and a detached 2-car garage. This is Unit B of a duplex-style condo (Unit A is separate and not included in the sale). Major updates add value and peace of mind, including brand new stainless steel kitchen appliances, washer and dryer that stay, and new mechanicals/HVAC, including central air replaced in 2025. This is a great opportunity for buyers looking for space, convenience, and the ability to move right in while adding their own personal touches over time.

7. 2026-05-10
   price $174,900 899-char remark

   Show marketing remark (899 chars)

   JUST REDUCED- Freshly painted and ready for its next owner, this 3-bedroom, 2.5-bath condo offers a neutral interior, functional layout, and low-maintenance living with no HOA fees. The main level provides comfortable living and dining spaces, while the upper level includes three bedrooms, including a primary bedroom with its own private bath. Additional features include a private deck, partial basement for storage or workspace, and a detached 2-car garage. This is Unit B of a duplex-style condo (Unit A is separate and not included in the sale). Major updates add value and peace of mind, including brand new stainless steel kitchen appliances, washer and dryer that stay, and new mechanicals/HVAC, including central air replaced in 2025. This is a great opportunity for buyers looking for space, convenience, and the ability to move right in while adding their own personal touches over time.

8. 2026-05-02
   price $179,900 899-char remark

   Show marketing remark (899 chars)

   JUST REDUCED- Freshly painted and ready for its next owner, this 3-bedroom, 2.5-bath condo offers a neutral interior, functional layout, and low-maintenance living with no HOA fees. The main level provides comfortable living and dining spaces, while the upper level includes three bedrooms, including a primary bedroom with its own private bath. Additional features include a private deck, partial basement for storage or workspace, and a detached 2-car garage. This is Unit B of a duplex-style condo (Unit A is separate and not included in the sale). Major updates add value and peace of mind, including brand new stainless steel kitchen appliances, washer and dryer that stay, and new mechanicals/HVAC, including central air replaced in 2025. This is a great opportunity for buyers looking for space, convenience, and the ability to move right in while adding their own personal touches over time.

9. 2026-04-20
   listed $187,900 Active 899-char remark

   Show marketing remark (899 chars)

   JUST REDUCED- Freshly painted and ready for its next owner, this 3-bedroom, 2.5-bath condo offers a neutral interior, functional layout, and low-maintenance living with no HOA fees. The main level provides comfortable living and dining spaces, while the upper level includes three bedrooms, including a primary bedroom with its own private bath. Additional features include a private deck, partial basement for storage or workspace, and a detached 2-car garage. This is Unit B of a duplex-style condo (Unit A is separate and not included in the sale). Major updates add value and peace of mind, including brand new stainless steel kitchen appliances, washer and dryer that stay, and new mechanicals/HVAC, including central air replaced in 2025. This is a great opportunity for buyers looking for space, convenience, and the ability to move right in while adding their own personal touches over time.

10. 2026-04-06
    historical
11. 2026-03-10
    price $187,900
12. 2026-02-21
    price $194,900
13. 2026-02-06
    listed $198,900 Active
14. 2026-01-28
    historical
15. 2018-12-28
    soldstatus $114,000
16. 2018-12-10
    price $114,000
17. 2018-12-10
    soldstatus $114,000
18. 2018-10-06
    listed $113,000
19. 2018-09-07
    historical
20. 2018-07-17
    listed $119,900
21. 1999-02-02
    soldstatus $87,500
22. 1992-02-03
    soldstatus $62,000
23. 1985-02-01
    soldstatus $50,000

ⓘ 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: $3,383 · $282/mo
• Projected year-2 tax: $3,383 · $282/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: $20,321
• − Mortgage interest: −$9,517
• − Property taxes: −$3,383
• − Insurance: −$850
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$4,943
• Taxable loss: −$1,622
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,519/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: Maumee City
• NCES district ID: 3904436
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $53,412
• Composite: 56.38/100
• National rank: #1162
• State rank: #194 of 656 in OH

Livability — Maumee

• Score: 76/100
• State rank: #221
• US rank: #3442

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maumee, OH
• County: Lucas County · 380,724 people
• City population: 30,111
• Metro: Toledo, OH
• Population (ZIP): 30,111
• Household income: $82,752
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 592.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -85.67%
• Current HPI: 203.8449
• 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

+239.8% since first listed

18 events — show timeline

• 2026-05-16 Price Changed $169,900 NORIS
• 2026-05-10 Price Changed $174,900 NORIS
• 2026-05-02 Price Changed $179,900 NORIS
• 2026-04-20 Listed $187,900 NORIS
• 2026-04-06 Listing Removed — NORIS
• 2026-03-10 Price Changed $187,900 NORIS
• 2026-02-21 Price Changed $194,900 NORIS
• 2026-02-06 Listed $198,900 NORIS
• 2026-01-28 Coming Soon — NORIS
• 2018-12-28 Sold (Public Records) $114,000 Public Records
• 2018-12-10 Sold (MLS) $114,000 NORIS
• 2018-12-10 Price Changed $114,000 NORIS
• 2018-10-06 Listed $113,000 NORIS
• 2018-09-07 Listing Removed — NORIS
• 2018-07-17 Listed $119,900 NORIS
• 1999-02-02 Sold (Public Records) $87,500 Public Records
• 1992-02-03 Sold (Public Records) $62,000 Public Records
• 1985-02-01 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,383 · +2.1% YoY. Source: county tax records.