1013 Clymena St · Toledo, OH 43612

$85,000

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 126 Days on market

Built 1877 3,300 sqft lot $64/sqft · 7% below area Est $91k · 7% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

Key facts

• 3,300 sq ft lot
• Garage
• Built 1877

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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-, 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1877 — 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: 1.41% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $91,165
• List price: $85,000
• Delta: -6.76%
• 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
3948 Vermaas Ave	0.44mi	3/1.0	1,296 (-3%)	1mo	$60,000	$46	74
650 Dryden Dr	0.34mi	3/1.0	1,248 (-6%)	1mo	$75,000	$60	73
4321 Burnham Ave	0.36mi	3/1.5	1,256 (-6%)	0mo	$85,000	$68	71
3713 Drexel Dr	0.59mi	3/1.0	1,356 (+2%)	1mo	$115,000	$85	68
4228 N Lockwood Ave	0.18mi	3/2.0	1,493 (+12%)	0mo	$85,000	$57	67
3938 Berkeley Dr	0.35mi	3/1.0	1,472 (+10%)	1mo	$120,000	$82	66
3868 Eggeman Ave	0.57mi	3/1.0	1,262 (-5%)	1mo	$70,000	$55	64
4227 Caroline Ave	0.43mi	3/1.5	1,210 (-9%)	0mo	$134,500	$111	62
1344 Corbin Rd	0.55mi	3/1.0	1,200 (-10%)	1mo	$157,500	$131	57
4612 Willys Pkwy	0.50mi	3/1.0	1,163 (-13%)	1mo	$85,000	$73	54
1425 Hagley Rd	0.64mi	4/1.5 (+1)	1,436 (+8%)	1mo	$147,000	$102	50
1204 Higley St	0.48mi	2/2.0 (-1)	1,184 (-11%)	1mo	$119,000	$101	50

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: 13.6%
• Equity multiple: 1.56×
• Total profit: $13,343
• Equity at exit: $12,674

10-year hold

• IRR: 24.6%
• Equity multiple: 3.44×
• Total profit: $58,109
• Equity at exit: $7,349

Cash invested: $23,800 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$446
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $367

Break-even live

Break-even rent $737

Max offer price $85,000

Occupancy floor 64%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	13d	1	0.15mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	0.22mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	13d	1	0.25mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	0.25mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	13d	1	0.26mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	0.32mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	43d	1	0.35mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	0.36mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	0.44mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	0.45mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	0.52mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.52mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	0.54mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	0.54mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	0.55mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	13d	1	0.62mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	0.64mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	13d	1	0.66mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.70mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.72mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	43d	1	0.73mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	0.75mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.78mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.80mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	13d	1	0.84mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.90mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	0.91mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	1.05mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	13d	1	1.09mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	1.16mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	1.16mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	13d	1	1.18mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	1.31mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	1.38mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	1.40mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	23d	1	1.42mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	13d	1	1.45mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	13d	1	1.46mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	43d	1	1.49mi

Listing history 36 events

1. 2026-06-02
   status $85,000 Pending 126 DOM
2. 2026-06-01
   days on market $85,000 Contingent 126 DOM
3. 2026-05-31
   days on market $85,000 Contingent 125 DOM
4. 2026-05-30
   days on market $85,000 Contingent 124 DOM
5. 2026-05-07
   historical Contingent 314-char remark

   Show marketing remark (314 chars)

   Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

6. 2026-05-05
   price $85,000 314-char remark

   Show marketing remark (314 chars)

   Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

7. 2026-04-06
   status Active 314-char remark

   Show marketing remark (314 chars)

   Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

8. 2026-03-23
   historical Contingent 314-char remark

   Show marketing remark (314 chars)

   Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

9. 2026-02-20
   status Active 314-char remark

   Show marketing remark (314 chars)

   Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

10. 2026-02-12
    historical Contingent 314-char remark

    Show marketing remark (314 chars)

    Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

11. 2026-01-26
    listed $99,000 Active 314-char remark

    Show marketing remark (314 chars)

    Attention Investors! With the potential to be rented out for $1,200, this property offers a strong cash-flow opportunity for investors or a great chance for an owner-occupant. Can be purchased individually or as part of a portfolio package with 4424 North Lockwood Ave and 755 Dearborn Avenue. No seller financing.

12. 2025-10-16
    status Active
13. 2025-10-09
    price $25,000
14. 2025-10-09
    price $36,555
15. 2025-09-18
    status Pending
16. 2025-09-17
    historical
17. 2025-06-24
    listed $89,900 Active
18. 2024-12-31
    historical
19. 2024-07-01
    listed $84,900 Active
20. 2024-06-30
    historical
21. 2024-04-06
    price $95,000
22. 2023-12-29
    listed $99,900 Active
23. 2022-10-04
    soldstatus $79,900
24. 2018-03-15
    soldstatus $58,900
25. 2010-03-26
    historical
26. 2009-12-11
    listed $49,999
27. 2006-11-27
    soldstatus $25,000
28. 2006-11-07
    listed $29,900
29. 2006-10-17
    historical
30. 2006-04-03
    listed $34,900
31. 2002-10-03
    soldstatus $73,800
32. 2000-12-26
    soldstatus $36,555
33. 2000-11-07
    listed $43,500
34. 1997-09-04
    soldstatus $54,000
35. 1997-09-04
    soldstatus $62,000
36. 1996-01-25
    soldstatus $17,500

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$58/yr (+$5/mo · 4.8%)

ⓘ 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: $14,411
• − Mortgage interest: −$4,761
• − Property taxes: −$1,211
• − Insurance: −$425
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,473
• Taxable income: $3,236
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,624/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

+385.7% since first listed

32 events — show timeline

• 2026-05-07 Contingent — NORIS
• 2026-05-05 Price Changed $85,000 NORIS
• 2026-04-06 Relisted — NORIS
• 2026-03-23 Contingent — NORIS
• 2026-02-20 Relisted — NORIS
• 2026-02-12 Contingent — NORIS
• 2026-01-26 Listed $99,000 NORIS
• 2025-10-16 Relisted — NORIS
• 2025-10-09 Price Changed $25,000 NORIS
• 2025-10-09 Price Changed $36,555 NORIS
• 2025-09-18 Pending — NORIS
• 2025-09-17 Listing Removed — NORIS
• 2025-06-24 Listed $89,900 NORIS
• 2024-12-31 Listing Removed — NORIS
• 2024-07-01 Listed $84,900 NORIS
• 2024-06-30 Listing Removed — NORIS
• 2024-04-06 Price Changed $95,000 NORIS
• 2023-12-29 Listed $99,900 NORIS
• 2022-10-04 Sold (Public Records) $79,900 Public Records
• 2018-03-15 Sold (Public Records) $58,900 Public Records
• 2010-03-26 Listing Removed — NORIS
• 2009-12-11 Listed $49,999 NORIS
• 2006-11-27 Sold (MLS) $25,000 NORIS
• 2006-11-07 Listed $29,900 NORIS
• 2006-10-17 Listing Removed — NORIS
• 2006-04-03 Listed $34,900 NORIS
• 2002-10-03 Sold (Public Records) $73,800 Public Records
• 2000-12-26 Sold (MLS) $36,555 NORIS
• 2000-11-07 Listed $43,500 NORIS
• 1997-09-04 Sold (Public Records) $62,000 Public Records
• 1997-09-04 Sold (Public Records) $54,000 Public Records
• 1996-01-25 Sold (Public Records) $17,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,211 · +16.1% YoY. Source: county tax records.