534 Clark St · Toledo, OH 43605

$98,000

4 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 1 Days on market

Built 1913 3,400 sqft lot Est $89k · 11% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath home offering over 1,700 square feet of living space! Features a convenient first-floor primary bedroom, generous room sizes, and a detached 2-car garage. Property is currently tenant-occupied but will be vacant at closing. No showings without an accepted offer. No seller financing, sold as is. Great opportunity for an owner-occupant or investor.

Key facts

• 3,400 sq ft lot
• 2 garage spots
• Built 1913

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Alley access
• Utilities: Electricity available; Natural gas available; Public water; Sanitary sewer available; Internet available
• Home design: Single-family residence; Two levels (2 stories); No shared/common walls; Not attached
• Construction: Crawl space foundation; Other construction materials
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (main level, 10 x 10); Refrigerator included
• Bedrooms: Bedroom 2 on the upper level (13 x 9); Bedroom 3 on the upper level (10 x 8); Bedroom 4 on the upper level (11 x 8)
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Gravity heating; Has heating
• Interior features: Seven total rooms; Partial basement; Other interior features
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 10.3% 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: Navarre Elementary School (math 12% / reading 14%, grade F, #1,429 of 1,584 statewide, top 90%, 428 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 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 (+5.4%/yr); 117 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 37% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 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 + 5.4% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $26k; list at $98k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,000

Questions for the listing agent

1. Built in 1913 — 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. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $88,641
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Utah St	0.06mi	4/2.0	1,440 (+2%)	5mo	$137,250	$95	89
58 Greenwood Ave	0.14mi	3/1.0 (-1)	1,440 (+2%)	8mo	$90,000	$63	74
452 Saint Louis St	0.23mi	5/1.0 (+1)	1,418 (+1%)	6mo	$62,500	$44	74
427 Walden Ave	0.23mi	3/2.0 (-1)	1,290 (-8%)	1mo	$51,000	$40	70
31 Nevada St	0.18mi	3/2.0 (-1)	1,260 (-10%)	2mo	$79,900	$63	68
847 Mckinley Ave	0.45mi	3/1.0 (-1)	1,412 (+0%)	7mo	$110,000	$78	64
831 Butler St	0.46mi	3/1.5 (-1)	1,300 (-8%)	9mo	$99,900	$77	52
641 Willard St	0.71mi	3/1.5 (-1)	1,352 (-4%)	7mo	$31,000	$23	48
833 Kingston Ave	0.40mi	3/1.0 (-1)	1,202 (-15%)	3mo	$140,000	$116	46
302 Parker Ave	0.70mi	3/1.0 (-1)	1,330 (-6%)	7mo	$93,000	$70	44
937 Berry St	0.70mi	3/1.0 (-1)	1,282 (-9%)	3mo	$63,000	$49	41
804 6th St	0.61mi	3/1.0 (-1)	1,200 (-15%)	8mo	$63,000	$53	31

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.28×
• Total profit: $7,750
• Equity at exit: $14,612

10-year hold

• IRR: 18.3%
• Equity multiple: 2.68×
• Total profit: $46,072
• Equity at exit: $8,473

Cash invested: $27,440 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$514
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $325

Break-even live

Break-even rent $799

Max offer price $98,000

Occupancy floor 68%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	0.18mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.38mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	0.41mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.52mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.71mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.71mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	0.73mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	14d	1	0.87mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.92mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	0.96mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	0.97mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.97mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.98mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.05mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.15mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	1.18mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	44d	1	1.22mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	44d	1	1.31mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	44d	1	1.33mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	14d	1	1.34mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.40mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.48mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	1.50mi

Listing history 2 events

1. 2026-06-16
   remarks 375-char remark
2. 2026-06-16
   listed $98,000 Active 1 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: $920 · $77/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$305/yr (+$25/mo · 33.1%)

ⓘ 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: $14,524
• − Mortgage interest: −$5,490
• − Property taxes: −$920
• − Insurance: −$490
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,851
• Taxable income: $2,450
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $3,309/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% Arabic 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+391.2% since first listed

10 events — show timeline

• 2026-06-15 Listed $98,000 NORIS
• 2026-02-23 Listing Removed — NORIS
• 2026-01-17 Listed $109,900 NORIS
• 2021-12-28 Listing Removed — NORIS
• 2021-12-14 Listed $34,800 NORIS
• 2021-12-09 Coming Soon — NORIS
• 2021-11-19 Sold (MLS) $26,000 NORIS
• 2021-10-12 Pending — NORIS
• 2021-10-12 Price Changed $26,000 NORIS
• 2021-10-07 Listed $19,950 NORIS

Property tax history

+1.5%/yr

Latest (2025): $920 · +3.1% YoY. Source: county tax records.