4211 Jackman Rd · Toledo, OH 43612

$99,900

3 bd · 1.0 ba · 1,187 sqft · SingleFamily public records · 61 Days on market

Built 1927 3,600 sqft lot $84/sqft · 6% above area Est $94k · 6% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.5/10.0
• ARV discount +4.6/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom 1.5 bathroom two-story West Toledo home. Hard surface flooring throughout, screened in front porch/entry, main floor half bathroom, formal dining room, gas range/refrigerator/dishwasher, full basement, large detached garage and more. Property was previously rented at $1,600 per month. Walk through video link available in Private Remarks and upon request.

Key facts

• 3,600 sq ft lot
• 2 garage spots
• Built 1927

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.6% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D-, crime 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.
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $691 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 + 6.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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.
• Current owner paid $61k; list at $100k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.25% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $93,838
• List price: $99,900
• Delta: 6.46%
• 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
1805 Tremainsville Rd	0.18mi	3/1.5	1,152 (-3%)	1mo	$92,000	$80	84
4218 Parrakeet Ave	0.37mi	3/1.0	1,163 (-2%)	2mo	$107,500	$92	78
1546 Gould Rd	0.51mi	3/1.0	1,159 (-2%)	1mo	$75,000	$65	71
2137 Tremainsville Rd	0.64mi	3/1.0	1,169 (-2%)	1mo	$210,000	$180	67
2044 Brussels St	0.54mi	2/1.0 (-1)	1,200 (+1%)	1mo	$59,900	$50	67
1344 Corbin Rd	0.71mi	3/1.0	1,200 (+1%)	1mo	$157,500	$131	65
3720 Kelly Ave Ave	0.65mi	3/2.0	1,189 (+0%)	2mo	$139,900	$118	64
1531 Bradmore Dr	0.67mi	3/1.0	1,222 (+3%)	2mo	$160,000	$131	62
1936 Mansfield St	0.75mi	3/1.0	1,168 (-2%)	1mo	$79,900	$68	62
2239 Eastbrook Dr	0.69mi	3/1.0	1,238 (+4%)	2mo	$156,000	$126	60
2014 Barrows St	0.57mi	3/1.0	1,069 (-10%)	1mo	$110,000	$103	56
1804 Loxley Rd	0.65mi	3/1.5	1,056 (-11%)	1mo	$81,290	$77	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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.18×
• Total profit: $4,984
• Equity at exit: $14,895

10-year hold

• IRR: 16.6%
• Equity multiple: 2.56×
• Total profit: $43,665
• Equity at exit: $8,638

Cash invested: $27,972 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$524
• Tax from tax record: −$148 /mo · $1,782/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $271

Break-even live

Break-even rent $904

Max offer price $99,900

Occupancy floor 73%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	0.09mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	0.21mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	0.33mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	0.39mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	0.44mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	14d	1	0.45mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	0.48mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	0.52mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.59mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	0.61mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	0.67mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	0.69mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.71mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.73mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	43d	1	0.73mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	0.74mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.74mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.75mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	23d	1	0.75mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.75mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	0.79mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	0.80mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	0.80mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	23d	1	0.83mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	14d	1	0.86mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	14d	1	0.91mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.95mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	0.96mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	43d	1	0.99mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	0.99mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	1.08mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	1.11mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	1.12mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	1.14mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	1.18mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	23d	1	1.20mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	23d	1	1.21mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	14d	1	1.24mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	23d	1	1.26mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	1.27mi

Listing history 39 events

1. 2026-06-18
   days on market $99,900 Active 61 DOM
2. 2026-06-17
   days on market $99,900 Active 60 DOM
3. 2026-06-16
   days on market $99,900 Active 59 DOM
4. 2026-06-15
   days on market $99,900 Active 58 DOM
5. 2026-06-14
   days on market $99,900 Active 56 DOM
6. 2026-06-10
   days on market $99,900 Active 53 DOM
7. 2026-06-09
   days on market $99,900 Active 52 DOM
8. 2026-06-08
   days on market $99,900 Active 51 DOM
9. 2026-06-07
   days on market $99,900 Active 50 DOM
10. 2026-06-05
    days on market $99,900 Active 47 DOM
11. 2026-06-03
    days on market $99,900 Active 46 DOM
12. 2026-06-02
    days on market $99,900 Active 45 DOM
13. 2026-06-01
    days on market $99,900 Active 44 DOM
14. 2026-05-31
    days on market $99,900 Active 43 DOM
15. 2026-05-30
    days on market $99,900 Active 42 DOM
16. 2026-04-29
    status Active 379-char remark

    Show marketing remark (379 chars)

    Charming 3 bedroom 1.5 bathroom two-story West Toledo home. Hard surface flooring throughout, screened in front porch/entry, main floor half bathroom, formal dining room, gas range/refrigerator/dishwasher, full basement, large detached garage and more. Property was previously rented at $1,600 per month. Walk through video link available in Private Remarks and upon request.

17. 2026-04-23
    historical Contingent 379-char remark

    Show marketing remark (379 chars)

    Charming 3 bedroom 1.5 bathroom two-story West Toledo home. Hard surface flooring throughout, screened in front porch/entry, main floor half bathroom, formal dining room, gas range/refrigerator/dishwasher, full basement, large detached garage and more. Property was previously rented at $1,600 per month. Walk through video link available in Private Remarks and upon request.

18. 2026-04-18
    listed $99,900 Active 379-char remark

    Show marketing remark (379 chars)

    Charming 3 bedroom 1.5 bathroom two-story West Toledo home. Hard surface flooring throughout, screened in front porch/entry, main floor half bathroom, formal dining room, gas range/refrigerator/dishwasher, full basement, large detached garage and more. Property was previously rented at $1,600 per month. Walk through video link available in Private Remarks and upon request.

19. 2025-10-14
    price $61,000 80-char remark

    Show marketing remark (80 chars)

    Solid West Toledo home with some updates. Needs a little TLC but much potential

20. 2023-09-18
    soldstatus $61,000
21. 2023-09-08
    soldstatus $61,000 Closed 80-char remark

    Show marketing remark (80 chars)

    Solid West Toledo home with some updates. Needs a little TLC but much potential

22. 2023-08-25
    status Pending 80-char remark

    Show marketing remark (80 chars)

    Solid West Toledo home with some updates. Needs a little TLC but much potential

23. 2023-08-25
    price $62,500 80-char remark

    Show marketing remark (80 chars)

    Solid West Toledo home with some updates. Needs a little TLC but much potential

24. 2023-08-12
    historical $62,500 80-char remark

    Show marketing remark (80 chars)

    Solid West Toledo home with some updates. Needs a little TLC but much potential

25. 2010-12-30
    historical
26. 2010-06-01
    listed $45,000
27. 2009-10-29
    historical
28. 2009-04-29
    listed $65,900
29. 2008-08-28
    historical
30. 2008-05-29
    listed $75,900
31. 2008-05-11
    historical
32. 2007-12-03
    listed $79,900
33. 2007-11-23
    historical
34. 2007-05-23
    listed $79,900
35. 2006-08-09
    historical
36. 2006-05-09
    listed $79,900
37. 2006-04-15
    historical
38. 2005-11-15
    listed $86,000
39. 1997-03-24
    soldstatus $34,000

ⓘ 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: $1,782 · $148/mo
• Projected year-2 tax: $1,782 · $148/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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,960
• − Mortgage interest: −$5,596
• − Property taxes: −$1,782
• − Insurance: −$500
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,906
• Taxable income: $1,783
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $2,822/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+193.8% since first listed

24 events — show timeline

• 2026-04-29 Relisted — NORIS
• 2026-04-23 Contingent — NORIS
• 2026-04-18 Listed $99,900 NORIS
• 2025-10-14 Price Changed $61,000 NORIS
• 2023-09-18 Sold (Public Records) $61,000 Public Records
• 2023-09-08 Sold (MLS) $61,000 NORIS
• 2023-08-25 Pending — NORIS
• 2023-08-25 Price Changed $62,500 NORIS
• 2023-08-12 Coming Soon $62,500 NORIS
• 2010-12-30 Listing Removed — NORIS
• 2010-06-01 Listed $45,000 NORIS
• 2009-10-29 Listing Removed — NORIS
• 2009-04-29 Listed $65,900 NORIS
• 2008-08-28 Listing Removed — NORIS
• 2008-05-29 Listed $75,900 NORIS
• 2008-05-11 Listing Removed — NORIS
• 2007-12-03 Listed $79,900 NORIS
• 2007-11-23 Listing Removed — NORIS
• 2007-05-23 Listed $79,900 NORIS
• 2006-08-09 Listing Removed — NORIS
• 2006-05-09 Listed $79,900 NORIS
• 2006-04-15 Listing Removed — NORIS
• 2005-11-15 Listed $86,000 NORIS
• 1997-03-24 Sold (Public Records) $34,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,782 · +0.4% YoY. Source: county tax records.