518 Myers St · Toledo, OH 43609

$108,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 66 Days on market

Built 1904 7,400 sqft lot $70/sqft · 29% above area Est $84k · 29% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

This 3-bedroom, 1-bath home in South Toledo offers a fresh, updated interior with new carpet and paint throughout, including the basement and porches. The fully remodeled bathroom provides a modern, clean feel, while tall ceilings add to the home's spacious character. Additional features include a 2-car garage and a large yard, offering ample outdoor space and functionality. Conveniently located near local amenities, shopping, and major routes, this property presents a great opportunity for both homeowners and investors alike.

Key facts

• Remodeled bathroom
• Tall ceilings
• Large yard

Tags

• UPDATED INTERIOR
• REMODELED BATHROOM
• TALL CEILINGS
• LARGE YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.

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 (+7.8%/yr); 100 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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 $2k of equity ($747 loan paydown + $809 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $60k; list at $108k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1904 — 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: 1.16% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $83,590
• List price: $108,000
• Delta: 29.20%
• 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
569 Apple Ave	0.26mi	3/1.0	1,528 (-0%)	6mo	$110,000	$72	82
541 Apple Ave	0.25mi	3/1.0	1,378 (-10%)	6mo	$125,000	$91	66
414 Bender Dr	0.38mi	3/1.0	1,414 (-8%)	5mo	$93,000	$66	65
702 Colima Dr	0.55mi	3/2.0	1,504 (-2%)	2mo	$75,300	$50	65
256 Decatur St	0.29mi	3/2.0	1,364 (-11%)	1mo	$100,500	$74	63
321 Mayberry St	0.25mi	3/1.5	1,362 (-11%)	6mo	$68,000	$50	63
1936 Airport Hwy	0.27mi	4/1.0 (+1)	1,756 (+14%)	3mo	$155,000	$88	56
812 National Ave	0.39mi	3/1.5	1,315 (-14%)	4mo	$105,000	$80	53
701 Brighton Ave	0.72mi	4/1.0 (+1)	1,422 (-7%)	2mo	$105,000	$74	47
842 Geneva Ave	0.62mi	3/1.0	1,329 (-14%)	3mo	$58,000	$44	46
721 Hampton Ave	0.68mi	4/1.5 (+1)	1,656 (+8%)	5mo	$150,033	$91	44
944 Toronto Ave	0.72mi	3/1.5	1,323 (-14%)	4mo	$158,000	$119	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: 14.6%
• Equity multiple: 1.76×
• Total profit: $23,067
• Equity at exit: $35,468

10-year hold

• IRR: 21.4%
• Equity multiple: 3.92×
• Total profit: $88,260
• Equity at exit: $46,068

Cash invested: $30,240 (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: 100
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$566
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $251

Break-even live

Break-even rent $940

Max offer price $108,000

Occupancy floor 75%

Sensitivity live

Price	-10% $312	-5% $282	+0% $251	+5% $220	+10% $190
Rent	-10% $152	-5% $201	+0% $251	+5% $301	+10% $350
Rate	-1.0pp $305	-0.5pp $278	base $251	+0.5pp $223	+1.0pp $194

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	0.40mi
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	24d	1	0.48mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	45d	1	0.55mi
825 Brighton Ave Toledo, OH	3.0	1.0	1533	$1,350	$0.88	45d	1	0.79mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	15d	1	0.83mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	45d	1	0.86mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	45d	1	0.92mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	45d	1	1.10mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	45d	1	1.16mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	45d	1	1.17mi
2802 Broadway St Unit 1 Toledo, OH	3.0	1.0	1650	$1,400	$0.85	15d	1	1.18mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	15d	1	1.30mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	22d	1	1.31mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	1.36mi

Listing history 37 events

1. 2026-06-21
   days on market $108,000 Active 66 DOM
2. 2026-06-18
   days on market $108,000 Active 63 DOM
3. 2026-06-17
   days on market $108,000 Active 62 DOM
4. 2026-06-16
   days on market $108,000 Active 61 DOM
5. 2026-06-15
   days on market $108,000 Active 60 DOM
6. 2026-06-14
   days on market $108,000 Active 58 DOM
7. 2026-06-10
   days on market $108,000 Active 55 DOM
8. 2026-06-09
   days on market $108,000 Active 54 DOM
9. 2026-06-08
   days on market $108,000 Active 53 DOM
10. 2026-06-07
    days on market $108,000 Active 52 DOM
11. 2026-06-05
    days on market $108,000 Active 49 DOM
12. 2026-06-03
    days on market $108,000 Active 48 DOM
13. 2026-06-02
    days on market $108,000 Active 47 DOM
14. 2026-06-01
    days on market $108,000 Active 46 DOM
15. 2026-05-31
    days on market $108,000 Active 45 DOM
16. 2026-05-30
    days on market $108,000 Active 44 DOM
17. 2026-05-09
    historical Contingent 533-char remark

    Show marketing remark (533 chars)

    This 3-bedroom, 1-bath home in South Toledo offers a fresh, updated interior with new carpet and paint throughout, including the basement and porches. The fully remodeled bathroom provides a modern, clean feel, while tall ceilings add to the home's spacious character. Additional features include a 2-car garage and a large yard, offering ample outdoor space and functionality. Conveniently located near local amenities, shopping, and major routes, this property presents a great opportunity for both homeowners and investors alike.

18. 2026-04-25
    price $108,000 533-char remark

    Show marketing remark (533 chars)

    This 3-bedroom, 1-bath home in South Toledo offers a fresh, updated interior with new carpet and paint throughout, including the basement and porches. The fully remodeled bathroom provides a modern, clean feel, while tall ceilings add to the home's spacious character. Additional features include a 2-car garage and a large yard, offering ample outdoor space and functionality. Conveniently located near local amenities, shopping, and major routes, this property presents a great opportunity for both homeowners and investors alike.

19. 2026-04-16
    listed $110,000 Active 533-char remark

    Show marketing remark (533 chars)

    This 3-bedroom, 1-bath home in South Toledo offers a fresh, updated interior with new carpet and paint throughout, including the basement and porches. The fully remodeled bathroom provides a modern, clean feel, while tall ceilings add to the home's spacious character. Additional features include a 2-car garage and a large yard, offering ample outdoor space and functionality. Conveniently located near local amenities, shopping, and major routes, this property presents a great opportunity for both homeowners and investors alike.

20. 2026-03-19
    historical
21. 2025-12-05
    price $93,000
22. 2025-11-10
    price $94,000
23. 2025-10-19
    listed $99,000 Active
24. 2025-10-14
    price $60,500
25. 2025-10-13
    price $55,000
26. 2022-02-03
    price $925
27. 2021-10-26
    soldstatus $60,500 Closed
28. 2021-10-13
    status Pending
29. 2021-09-28
    historical Contingent
30. 2021-08-17
    listed $69,000 Active
31. 2010-08-02
    soldstatus $55,000
32. 2010-08-02
    soldstatus $55,000
33. 2009-12-23
    listed $59,900
34. 2009-12-10
    historical
35. 2009-03-18
    listed $59,900
36. 2009-03-10
    historical
37. 2008-03-10
    listed $78,900

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: +$57/yr (+$5/mo · 3.6%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,087
• − Mortgage interest: −$6,050
• − Property taxes: −$1,571
• − Insurance: −$540
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,142
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,682/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

+36.9% since first listed

21 events — show timeline

• 2026-05-09 Contingent — NORIS
• 2026-04-25 Price Changed $108,000 NORIS
• 2026-04-16 Listed $110,000 NORIS
• 2026-03-19 Listing Removed — NORIS
• 2025-12-05 Price Changed $93,000 NORIS
• 2025-11-10 Price Changed $94,000 NORIS
• 2025-10-19 Listed $99,000 NORIS
• 2025-10-14 Price Changed $60,500 NORIS
• 2025-10-13 Price Changed $55,000 NORIS
• 2022-02-03 Price Changed $925 RENT.
• 2021-10-26 Sold (MLS) $60,500 NORIS
• 2021-10-13 Pending — NORIS
• 2021-09-28 Contingent — NORIS
• 2021-08-17 Listed $69,000 NORIS
• 2010-08-02 Sold (Public Records) $55,000 Public Records
• 2010-08-02 Sold (MLS) $55,000 NORIS
• 2009-12-23 Listed $59,900 NORIS
• 2009-12-10 Listing Removed — NORIS
• 2009-03-18 Listed $59,900 NORIS
• 2009-03-10 Listing Removed — NORIS
• 2008-03-10 Listed $78,900 NORIS

Property tax history

+2.1%/yr

Latest (2025): $1,571 · +0.5% YoY. Source: county tax records.