416 Colburn St · Toledo, OH 43609

$89,900

4 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 55 Days on market

Built 1892 4,700 sqft lot $57/sqft · 89% above 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 +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

This cute and recently refreshed 3 bedroom home is ready for it's new owner! Updates include: New roof, new kitchen, new lighting, fresh paint throughout, new furnace, new hot water tank, and new siding.

Key facts

• New lighting
• New furnace
• New kitchen

Tags

• NEW ROOF
• NEW KITCHEN
• NEW LIGHTING
• FRESH PAINT
• NEW FURNACE
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sanitary sewer / sewer available
• Home design: Single-family house; One story
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Shingle roof; Residential zoning

Interior

• Kitchen: Kitchen (Main level), approx. 13 x 12; Water heater
• Bedrooms: Primary bedroom (Main level), approx. 14 x 12; Bedroom 2 (Main level), approx. 8 x 12; Bedroom 3 (Main level), approx. 7 x 12
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Ceiling fans; 7 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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: Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 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: Rents rising fast (+7.8%/yr); 99 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $674 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (median comp): $47,569
• List price: $89,900
• Delta: 88.99%
• 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
221 South Ave	0.19mi	4/2.0	1,440 (-9%)	3mo	$138,947	$96	69
559 Prouty Ave	0.20mi	3/1.0 (-1)	1,407 (-11%)	6mo	$5,200	$4	61
440 South Ave	0.08mi	3/3.0 (-1)	1,790 (+13%)	1mo	$160,000	$89	61
236 Leland Ave	0.30mi	5/1.0 (+1)	1,509 (-5%)	17mo	$63,000	$42	59
435 Crittenden Ave	0.23mi	3/2.0 (-1)	1,404 (-12%)	4mo	$75,000	$53	58
413 Walbridge Ave	0.15mi	3/2.0 (-1)	1,384 (-13%)	7mo	$27,450	$20	57
247 Field Ave	0.46mi	4/1.0	1,712 (+8%)	11mo	$70,400	$41	56
245 Langdon St	0.59mi	3/1.0 (-1)	1,538 (-3%)	9mo	$23,500	$15	55
701 Boalt St	0.42mi	3/1.0 (-1)	1,692 (+7%)	14mo	$8,000	$5	53
520 Emerald Ave	0.66mi	5/1.0 (+1)	1,722 (+9%)	4mo	$35,000	$20	47
341 Havre St	0.63mi	4/2.0	1,440 (-9%)	14mo	$135,000	$94	39
763 Redwood Ave	0.54mi	4/2.0	1,378 (-13%)	13mo	$45,000	$33	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.19×
• Total profit: $29,835
• Equity at exit: $29,524

10-year hold

• IRR: 28.5%
• Equity multiple: 4.91×
• Total profit: $98,517
• Equity at exit: $38,347

Cash invested: $25,172 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$471
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $366

Break-even live

Break-even rent $716

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $417	-5% $391	+0% $366	+5% $340	+10% $315
Rent	-10% $273	-5% $319	+0% $366	+5% $412	+10% $459
Rate	-1.0pp $411	-0.5pp $389	base $366	+0.5pp $342	+1.0pp $319

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	0.19mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	44d	1	0.90mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	1.24mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	1.27mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	1.27mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	1.28mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 55 DOM
2. 2026-06-17
   days on market $89,900 Active 54 DOM
3. 2026-06-16
   days on market $89,900 Active 53 DOM
4. 2026-06-15
   days on market $89,900 Active 52 DOM
5. 2026-06-14
   days on market $89,900 Active 50 DOM
6. 2026-06-10
   days on market $89,900 Active 47 DOM
7. 2026-06-09
   days on market $89,900 Active 46 DOM
8. 2026-06-08
   days on market $89,900 Active 45 DOM
9. 2026-06-07
   days on market $89,900 Active 44 DOM
10. 2026-06-05
    days on market $89,900 Active 41 DOM
11. 2026-06-03
    days on market $89,900 Active 40 DOM
12. 2026-06-02
    days on market $89,900 Active 39 DOM
13. 2026-06-01
    days on market $89,900 Active 38 DOM
14. 2026-05-31
    days on market $89,900 Active 37 DOM
15. 2026-05-30
    days on market $89,900 Active 36 DOM
16. 2026-04-26
    historical $1,300
17. 2026-04-22
    listed $89,900 Active 204-char remark
18. 2026-02-19
    price $1,325
19. 2026-01-14
    listed $1,350
20. 2025-12-15
    historical $1,350
21. 2025-12-11
    listed $1,350
22. 2025-10-26
    historical $1,350
23. 2025-10-09
    listed $1,350
24. 2025-09-15
    soldstatus $89,900
25. 2025-09-03
    status Pending 204-char remark

    Show marketing remark (204 chars)

    This cute and recently refreshed 3 bedroom home is ready for it's new owner! Updates include: New roof, new kitchen, new lighting, fresh paint throughout, new furnace, new hot water tank, and new siding.

26. 2025-09-02
    soldstatus $89,900 Closed 204-char remark

    Show marketing remark (204 chars)

    This cute and recently refreshed 3 bedroom home is ready for it's new owner! Updates include: New roof, new kitchen, new lighting, fresh paint throughout, new furnace, new hot water tank, and new siding.

27. 2025-07-08
    historical Contingent 204-char remark

    Show marketing remark (204 chars)

    This cute and recently refreshed 3 bedroom home is ready for it's new owner! Updates include: New roof, new kitchen, new lighting, fresh paint throughout, new furnace, new hot water tank, and new siding.

28. 2025-06-30
    listed $89,900 Active 204-char remark

    Show marketing remark (204 chars)

    This cute and recently refreshed 3 bedroom home is ready for it's new owner! Updates include: New roof, new kitchen, new lighting, fresh paint throughout, new furnace, new hot water tank, and new siding.

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $1,042 · $87/mo
• Expected delta: +$360/yr (+$30/mo · 52.7%)

ⓘ 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: $14,150
• − Mortgage interest: −$5,036
• − Property taxes: −$683
• − Insurance: −$450
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,615
• Taxable income: $3,103
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,645/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

-98.6% since first listed

13 events — show timeline

• 2026-04-26 Rental Removed $1,300 TURBOTENANT
• 2026-04-22 Listed $89,900 NORIS
• 2026-02-19 Price Changed $1,325 TURBOTENANT
• 2026-01-14 Listed for Rent $1,350 TURBOTENANT
• 2025-12-15 Rental Removed $1,350 TURBOTENANT
• 2025-12-11 Listed for Rent $1,350 TURBOTENANT
• 2025-10-26 Rental Removed $1,350 TURBOTENANT
• 2025-10-09 Listed for Rent $1,350 TURBOTENANT
• 2025-09-15 Sold (Public Records) $89,900 Public Records
• 2025-09-03 Pending — NORIS
• 2025-09-02 Sold (MLS) $89,900 NORIS
• 2025-07-08 Contingent — NORIS
• 2025-06-30 Listed $89,900 NORIS

Property tax history

+4.1%/yr

Latest (2025): $683 · +26.5% YoY. Source: county tax records.