1905 Meadow Ave · Maumee, OH 43537

$160,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 22 Days on market

Built 1952 4,100 sqft lot $194/sqft · 8% below area Est $174k · 8% under

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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 +17.5/30.0
• ARV discount +11.2/15.0
• Schools +5.6/10.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• 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

SOLD AS IS-NO PROPERTY DISCLOSURE-EMAIL OFFER-SELLER ADDENDUM TO BE PART OF FINAL CONTRACT-2 LOTS-36-50654-READY FOR YOUR COSMETIC UPDATES-BIG GARAGE-LARGE LOT-NEWER SIDING AND WINDOWS

Key facts

• 4,100 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Finance

• Other: Living area reported as 825 (source: public records); Lot size about 0.09 acre
• Financial info: No financial details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Security: No security features listed
• Utilities: Public water; Sanitary sewer; Electricity connected (circuit breakers); Natural gas connected; Cable available; Internet available
• Home design: Single-family house; One story; Not attached to other structures; No common walls
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built year from public records (year not specified)
• Exterior features: Covered porch; Side porch; Corner lot; City street frontage

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: No interior steps; 5 total rooms
• Laundry & utility: Main-level laundry; Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $124 ($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 $144k (9.8% below list).
• Recommended offer: $144k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+, employment 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.
• Zoned schools: Fort Miami Elementary School (math 62% / reading 42%, grade C-, #851 of 1,584 statewide, top 56%, 330 students, 30% FRL); Maumee High School (math 67% / reading 76%, grade B+, #98 of 781 statewide, top 13%, 648 students, 26% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 113 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; 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 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,256 (9.8% below list)

Questions for the listing agent

1. Built in 1952 — 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 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $174,190
• List price: $160,000
• Delta: -8.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 Meadow Ave	0.00mi	2/1.0	825 (0%)	1mo	$170,000	$206	99
1148 Birch Ave	0.13mi	2/1.0	788 (-4%)	8mo	$160,000	$203	80
2210 Glenview Dr	0.35mi	2/1.0	814 (-1%)	6mo	$180,000	$221	76
1133 Hugo St	0.08mi	3/1.0 (+1)	888 (+8%)	6mo	$175,000	$197	73
855 Lamonde Dr	0.39mi	2/1.0	850 (+3%)	5mo	$179,900	$212	73
1047 Kirk St	0.26mi	3/1.0 (+1)	875 (+6%)	2mo	$150,000	$171	71
920 Michigan Ave	0.31mi	3/1.0 (+1)	864 (+5%)	6mo	$165,000	$191	67
1014 Hugo St	0.14mi	3/1.0 (+1)	925 (+12%)	3mo	$183,000	$198	66
1033 Anderson Ave	0.09mi	3/2.0 (+1)	925 (+12%)	3mo	$229,000	$248	64
629 Pierce St	0.55mi	3/1.0 (+1)	884 (+7%)	5mo	$210,000	$238	53
1381 Junior Dr	0.33mi	3/2.0 (+1)	912 (+10%)	6mo	$214,000	$235	53
818 Tappan St	0.50mi	2/1.0	720 (-13%)	9mo	$144,200	$200	48

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-18,072
• Equity at exit: $23,857

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-5,715
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$839
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $124

Break-even live

Break-even rent $1,286

Max offer price $160,000

Occupancy floor 86%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Hugo St Maumee, OH	3.0	1.0	1006	$1,595	$1.59	43d	1	0.07mi
123 S Masters Ct Maumee, OH	1.0	1.0	668	$820	$1.23	23d	1	0.30mi
2647 Eastgate Rd Toledo, OH	1.0–2.0	1.0	722	$1,209	$1.67	23d	1	0.95mi
3025 S Byrne Rd Unit 1 Toledo, OH	3.0	1.0	1064	$1,095	$1.03	21d	1	1.05mi
2560 Key St Toledo, OH	1.0	1.0	650	$745	$1.15	43d	1	1.16mi
3165 Glanzman Rd Toledo, OH	1.0–2.0	1.0	658	$799	$1.21	43d	1	1.48mi
18 Terrace Downs St Toledo, OH	1.0	1.0	550	$625	$1.14	43d	1	1.50mi

Listing history 23 events

1. 2026-05-02
   historical Contingent 409-char remark
2. 2026-04-29
   listed $160,000 Active 409-char remark
3. 2026-04-24
   historical $160,000 409-char remark
4. 2025-11-06
   soldstatus $90,000
5. 2025-10-09
   price $63,050 141-char remark

   Show marketing remark (141 chars)

   GREAT NEIGHBORHOOD ON A CORNER LOT. THIS IS YOUR OPPORTUNITY TO GAIN SOME SWEAT EQUITY! HOUSE NEEDS WORK BUT HAS GREAT POTENTIAL. DON'T WAIT!

6. 2017-08-11
   soldstatus $87,000
7. 2017-08-08
   soldstatus $87,000
8. 2017-08-08
   price $87,000
9. 2017-07-06
   listed $84,000
10. 2011-09-08
    soldstatus $52,000
11. 2011-09-06
    soldstatus $52,000

    Show marketing remark (184 chars)

    SOLD AS IS-NO PROPERTY DISCLOSURE-EMAIL OFFER-SELLER ADDENDUM TO BE PART OF FINAL CONTRACT-2 LOTS-36-50654-READY FOR YOUR COSMETIC UPDATES-BIG GARAGE-LARGE LOT-NEWER SIDING AND WINDOWS

12. 2011-07-18
    price $52,000

    Show marketing remark (184 chars)

    SOLD AS IS-NO PROPERTY DISCLOSURE-EMAIL OFFER-SELLER ADDENDUM TO BE PART OF FINAL CONTRACT-2 LOTS-36-50654-READY FOR YOUR COSMETIC UPDATES-BIG GARAGE-LARGE LOT-NEWER SIDING AND WINDOWS

13. 2011-04-22
    listed $49,000

    Show marketing remark (184 chars)

    SOLD AS IS-NO PROPERTY DISCLOSURE-EMAIL OFFER-SELLER ADDENDUM TO BE PART OF FINAL CONTRACT-2 LOTS-36-50654-READY FOR YOUR COSMETIC UPDATES-BIG GARAGE-LARGE LOT-NEWER SIDING AND WINDOWS

14. 2011-02-15
    soldstatus $43,334
15. 2011-02-15
    soldstatus $43,334
16. 2010-07-21
    historical
17. 2010-02-04
    listed $64,900
18. 2005-02-28
    soldstatus $103,000
19. 2005-01-11
    historical
20. 2004-11-29
    listed $107,400
21. 2004-07-27
    soldstatus $63,050
22. 2004-07-23
    soldstatus $63,050 141-char remark

    Show marketing remark (141 chars)

    GREAT NEIGHBORHOOD ON A CORNER LOT. THIS IS YOUR OPPORTUNITY TO GAIN SOME SWEAT EQUITY! HOUSE NEEDS WORK BUT HAS GREAT POTENTIAL. DON'T WAIT!

23. 2004-04-06
    listed $69,900 141-char remark

    Show marketing remark (141 chars)

    GREAT NEIGHBORHOOD ON A CORNER LOT. THIS IS YOUR OPPORTUNITY TO GAIN SOME SWEAT EQUITY! HOUSE NEEDS WORK BUT HAS GREAT POTENTIAL. DON'T WAIT!

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$588/yr (+$49/mo · 44.5%)

ⓘ 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: $17,311
• − Mortgage interest: −$8,962
• − Property taxes: −$1,321
• − Insurance: −$800
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,655
• Taxable loss: −$1,197
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,773/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

+143.2% since first listed

26 events — show timeline

• 2026-05-26 Sold (MLS) $170,000 NORIS
• 2026-05-24 Price Changed $49,000 NORIS
• 2026-05-21 Pending — NORIS
• 2026-05-02 Contingent — NORIS
• 2026-04-29 Listed $160,000 NORIS
• 2026-04-24 Coming Soon $160,000 NORIS
• 2025-11-06 Sold (Public Records) $90,000 Public Records
• 2025-10-09 Price Changed $63,050 NORIS
• 2017-08-11 Sold (Public Records) $87,000 Public Records
• 2017-08-08 Sold (MLS) $87,000 NORIS
• 2017-08-08 Price Changed $87,000 NORIS
• 2017-07-06 Listed $84,000 NORIS
• 2011-09-08 Sold (Public Records) $52,000 Public Records
• 2011-09-06 Sold (MLS) $52,000 NORIS
• 2011-07-18 Price Changed $52,000 NORIS
• 2011-04-22 Listed $49,000 NORIS
• 2011-02-15 Sold (Public Records) $43,334 Public Records
• 2011-02-15 Sold (Public Records) $43,334 Public Records
• 2010-07-21 Listing Removed — NORIS
• 2010-02-04 Listed $64,900 NORIS
• 2005-02-28 Sold (Public Records) $103,000 Public Records
• 2005-01-11 Listing Removed — NORIS
• 2004-11-29 Listed $107,400 NORIS
• 2004-07-27 Sold (Public Records) $63,050 Public Records
• 2004-07-23 Sold (MLS) $63,050 NORIS
• 2004-04-06 Listed $69,900 NORIS

Property tax history

-0.4%/yr

Latest (2025): $1,321 · +1.3% YoY. Source: county tax records.