1412 Belmont Ave · Toledo, OH 43607

$3,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 31 Days on market

Built 1897 5,600 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Great price for this "handyman special"! Needs extensive renovations and repairs. Interior access is not permitted. Drive-By Only. Buyers will need to be vetted by the City of Toledo to move forward with purchasing this property. Send listing agent an email for a link to the city application.

Key facts

• 5,600 sq ft lot
• Built 1897
• Listed 31 days

Property features AI

Finance

• Other: Property listed as residential; Subdivision: T.P.Browns Addn.; Located in Lucas County
• HOA & community: Curbs in the community

Exterior

• Parking: Other parking
• Security: Other security features
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Other electric details
• Home design: Single-family residence, detached house; One story; Main entry level is the main level; No common walls
• Construction: Frame construction; Other foundation details; Other roof
• Exterior features: Other exterior features; Patio or porch (other)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Two bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Interior features: Five total rooms; Basement present; Other interior features

🏷️ Possibly a rental listed for sale. The $3,000 price doesn't fit this home's estimated sale value (~$38,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $3k).
• Recommended offer: $3k (3.0% below list) — sets the bar for market timing.
• Cap rate 324.0% 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: Pickett Elementary School (math 8% / reading 2%, grade F, #1,554 of 1,584 statewide, top 100%, 274 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.
• Market conditions: Rents rising fast (+8.2%/yr); 83 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $21 of loan paydown is wiped out by about $90 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 $840 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($3k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1897 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 34.39% ✓
• Cap rate: 324.03%
• Cash-on-cash: 1134.79%
• DSCR: 51.49
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $38,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1338 Pinewood Ave	0.21mi	2/1.0	900 (-6%)	17mo	$9,000	$10	66
1534 Pinewood Ave	0.27mi	3/1.0 (+1)	1,030 (+7%)	9mo	$74,900	$73	63
1524 Vance St	0.17mi	3/1.0 (+1)	920 (-4%)	22mo	$33,000	$36	61
726 Marmion Ave	0.70mi	2/1.0	924 (-4%)	6mo	$32,000	$35	56
1546 Tecumseh St	0.31mi	2/1.0	854 (-11%)	14mo	$22,650	$27	56
1614 Pinewood Ave	0.33mi	2/1.0	820 (-15%)	19mo	$48,500	$59	44
1420 Upton Ave	0.68mi	2/1.0	1,074 (+12%)	8mo	$43,000	$40	42
1350 Pere St	0.75mi	2/1.0	936 (-2%)	23mo	$27,500	$29	42
1833 Oakwood Ave	0.71mi	3/1.0 (+1)	1,048 (+9%)	18mo	$75,000	$72	31
1205 Manila St	0.56mi	3/1.5 (+1)	1,085 (+13%)	19mo	$79,310	$73	30

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: —
• Equity multiple: 67.16×
• Total profit: $55,575
• Equity at exit: $447

10-year hold

• IRR: —
• Equity multiple: 165.79×
• Total profit: $138,419
• Equity at exit: $259

Cash invested: $840 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$16
• Tax est. 1.5%: −$4 /mo · $45/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $794

Break-even live

Break-even rent $26

Max offer price $3,000

Occupancy floor 18%

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: $750
• Closing costs: $90
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.50mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	0.82mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	0.95mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	43d	1	0.96mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	1.03mi
223 Charles St Toledo, OH	2.0	1.0	612	$875	$1.43	43d	1	1.22mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	13d	1	1.25mi
538 Nicholas St Unit B Toledo, OH	1.0	1.0	600	$600	$1.00	43d	1	1.28mi
2250 Torrey Hill Dr Unit 2254-5 Toledo, OH	1.0	1.0	563	$770	$1.37	43d	1	1.34mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	1.34mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	1.36mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	43d	1	1.36mi
1825 Collingwood Blvd Toledo, OH	1.0	1.0	710	$850	$1.20	13d	1	1.37mi
400 Nebraska Ave Toledo, OH	1.0	1.0	664	$1,129	$1.70	13d	1	1.40mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	1.43mi
142 23rd St Toledo, OH	1.0	1.0–1.5	508	$1,395	$2.75	43d	1	1.43mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	1.43mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.44mi
707 Toronto Ave Toledo, OH	1.0	1.0	750	$775	$1.03	23d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $3,000 Active 31 DOM
2. 2026-06-17
   days on market $3,000 Active 30 DOM
3. 2026-06-16
   days on market $3,000 Active 29 DOM
4. 2026-06-15
   days on market $3,000 Active 28 DOM
5. 2026-06-14
   days on market $3,000 Active 26 DOM
6. 2026-06-10
   days on market $3,000 Active 23 DOM
7. 2026-06-09
   days on market $3,000 Active 22 DOM
8. 2026-06-08
   days on market $3,000 Active 21 DOM
9. 2026-06-07
   days on market $3,000 Active 20 DOM
10. 2026-06-05
    days on market $3,000 Active 17 DOM
11. 2026-06-03
    days on market $3,000 Active 16 DOM
12. 2026-06-02
    days on market $3,000 Active 15 DOM
13. 2026-06-01
    days on market $3,000 Active 14 DOM
14. 2026-05-31
    days on market $3,000 Active 13 DOM
15. 2026-05-30
    days on market $3,000 Active 12 DOM
16. 2026-05-15
    listed $3,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,381
• − Mortgage interest: −$168
• − Property taxes: −$45
• − Insurance: −$15
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$87
• Taxable income: $10,085
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $7,112/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

1 event — show timeline

• 2026-05-15 Listed $3,000 NORIS

Property tax history

+1.3%/yr

Latest (2025): $512 · -28.9% YoY. Source: county tax records.