4467 289th St · Toledo, OH 43611

$139,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 4 Days on market

Built 1953 6,800 sqft lot Est $154k · 9% under

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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 +15.6/30.0
• ARV discount +11.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AUCTION DATE: MARCH 19 @ 2 PM... PREVIEW AND REGISTER AT 1:00 BUYERS AGENTS REGISTER 48 HRS PRIORDOLL HOUSE: NEWER SIDING, WINDOWS,ELECTRICAL AND PLUMBING...3 SEASON PORCH AND GREAT YARD.

Key facts

• Laundry room
• Pergola
• Deck

Tags

• NEW ROOF
• PRIVACY-FENCED BACKYARD
• DECK
• PERGOLA
• LAUNDRY ROOM
• TILED SHOWER

Property features AI

Exterior

• Parking: Detached garage with storage; Garage door opener; Concrete driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sanitary sewer
• Home design: Single-family house; One story (single level); No attached units or common walls
• Construction: Vinyl siding; Asphalt shingle roof; Crawl space foundation; Year built per public records
• Exterior features: Private yard; Landscaped lot; Deck; Front porch; Privacy fencing

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Eat-in kitchen that leads to the sunroom
• Bedrooms: Bedroom on main level; Additional bedroom(s) on main level; Den previously used as a third bedroom (main level)
• Flooring: Vinyl flooring throughout main living areas and rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Sunroom has heat and air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Ceiling fans; Cove ceilings; Bay window(s); No interior steps; Previously used as a bedroom (now den/laundry)
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $60 ($719/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 $125k (10.9% below list).
• Recommended offer: $125k (10.9% below list) — sets the bar for 1% rule.

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: Ottawa River Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 321 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 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: 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $967 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y ago; this cycle's ask is 60% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $77k; list at $140k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,683 (10.9% below list)

Questions for the listing agent

1. Built in 1953 — 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 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?
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $153,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4418 288th St	0.11mi	2/1.0 (-1)	927 (+0%)	4mo	$146,210	$158	86
2426 106th St	0.25mi	3/1.0	983 (+6%)	2mo	$181,000	$184	76
4314 Dahlia Dr	0.37mi	3/1.0	912 (-1%)	6mo	$126,300	$138	76
4338 288th St	0.21mi	3/2.0	975 (+5%)	2mo	$176,000	$181	76
4539 290th St	0.14mi	2/1.0 (-1)	815 (-12%)	1mo	$136,000	$167	68
2150 Hoops Dr	0.34mi	3/1.5	976 (+6%)	7mo	$105,000	$108	68
4220 Northshire Rd	0.69mi	3/1.0	936 (+1%)	3mo	$170,000	$182	64
4755 298th St	0.49mi	2/1.5 (-1)	934 (+1%)	8mo	$148,500	$159	62
2849 N 109th St	0.65mi	3/1.0	864 (-7%)	6mo	$142,000	$164	53
4252 289th St	0.29mi	4/2.0 (+1)	1,042 (+13%)	6mo	$173,000	$166	51
2054 Hoops Dr	0.45mi	3/1.5	1,032 (+12%)	8mo	$188,500	$183	51
2911 111th St	0.73mi	3/1.0	820 (-11%)	5mo	$50,000	$61	43

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-18,860
• Equity at exit: $20,860

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-11,536
• Equity at exit: $12,096

Cash invested: $39,172 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 66
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $60

Break-even live

Break-even rent $1,171

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $100	+0% $60	+5% $20	+10% $-19
Rent	-10% $-39	-5% $11	+0% $60	+5% $109	+10% $158
Rate	-1.0pp $130	-0.5pp $96	base $60	+0.5pp $24	+1.0pp $-13

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2924 117th St Toledo, OH	3.0	2.0	1110	$1,350	$1.22	15d	1	0.82mi
2924 117th St Toledo, OH	3.0	1.5	1110	$1,350	$1.22	22d	1	0.82mi
3563 E Manhattan Blvd Toledo, OH	1.0–2.0	1.0	707	$850	$1.20	15d	1	1.03mi
2830 131st St Toledo, OH	2.0	1.0	760	$825	$1.08	15d	1	1.17mi

Listing history 7 events

1. 2026-06-21
   days on market $139,900 Active 4 DOM
2. 2026-06-18
   remarks 606-char remark
3. 2026-06-17
   statusdays on market $139,900 Active 1 DOM
4. 2026-06-16
   days on market $139,900 Coming Soon 5 DOM
5. 2026-06-15
   days on market $139,900 Coming Soon 4 DOM
6. 2026-06-14
   remarks 555-char remark
7. 2026-06-14
   listed $139,900 Coming Soon 2 DOM

ⓘ 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: $1,598 · $133/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$292/yr (+$24/mo · 18.3%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,962
• − Mortgage interest: −$7,837
• − Property taxes: −$1,598
• − Insurance: −$700
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,070
• Taxable loss: −$1,635
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,112/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · 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: ▼ -79.15%
• Current HPI: 245.2841
• 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

+163.0% since first listed

10 events — show timeline

• 2026-06-11 Coming Soon $139,900 NORIS
• 2016-09-02 Sold (Public Records) $76,900 Public Records
• 2005-04-11 Sold (Public Records) $80,300 Public Records
• 2005-04-07 Sold (MLS) $80,300 NORIS
• 2004-12-20 Listing Removed — NORIS
• 2004-07-07 Listed $87,500 NORIS
• 2004-07-06 Listing Removed — NORIS
• 2004-05-10 Listed $80,300 NORIS
• 2004-02-03 Listed $97,900 NORIS
• 1994-03-14 Sold (Public Records) $53,200 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,598 · -1.1% YoY. Source: county tax records.