3260 Glencairn Ave · Toledo, OH 43614

$79,000

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 41 Days on market

Built 1955 9,300 sqft lot $74/sqft · 55% below area ↓ 47% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• 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 brick ranch located in a highly desirable neighborhood and top-rated school district! This home offers a great opportunity for homeowners or investors alike, with a functional layout and solid construction. Conveniently situated near parks, schools, and a variety of restaurants, making everyday living easy and enjoyable. This property will be sold at a Minimum Bid Auction of just $79,000 on Monday, May 18th at 4 PM. Preview and registration will begin at 3 PM. Interior photos coming soon—don't miss your chance to bid on this fantastic opportunity!

Key facts

• 9,300 sq ft lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 7.7% 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-, 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: Grove Patterson Academy Elementary School (math 47% / reading 66%, grade C+, #761 of 1,584 statewide, top 48%, 403 students, 38% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% FRL) — zoned schools average 44% FRL vs 72% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 45% at this address vs 20% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Toledo City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.0%/yr); 70 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $546 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.38% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

• ARV (median comp): $177,283
• List price: $79,000
• Delta: -55.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 Glencairn Ave	0.36mi	3/1.0 (+1)	1,080 (+1%)	4mo	$180,000	$167	74
3133 Strathmoor Ave	0.19mi	3/1.0 (+1)	1,158 (+8%)	1mo	$186,000	$161	72
3121 Daleford Dr	0.53mi	3/1.5 (+1)	1,076 (+0%)	2mo	$153,500	$143	66
1829 Meadowlark Ave	0.57mi	3/1.5 (+1)	1,058 (-1%)	1mo	$175,900	$166	63
1926 Meadowlark Ave	0.51mi	3/2.0 (+1)	1,091 (+2%)	2mo	$234,900	$215	63
3018 Cragmoor Ave	0.47mi	2/1.0	1,163 (+9%)	2mo	$145,000	$125	62
3037 Maeterlinck Ave	0.28mi	3/2.0 (+1)	1,170 (+9%)	1mo	$164,900	$141	62
1814 Meadowlark Ave	0.56mi	2/1.0	1,009 (-6%)	3mo	$155,000	$154	62
1621 Colleen Ct	0.52mi	3/1.5 (+1)	1,008 (-6%)	1mo	$188,000	$187	58
1896 Wilshire Ave	0.28mi	3/2.0 (+1)	1,207 (+13%)	4mo	$146,500	$121	54
3905 Chipplegate Rd	0.56mi	3/1.0 (+1)	1,180 (+10%)	4mo	$164,900	$140	49
2944 Daleford Dr	0.61mi	3/1.5 (+1)	1,204 (+12%)	3mo	$232,500	$193	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.35×
• Total profit: $7,637
• Equity at exit: $11,779

10-year hold

• IRR: 21.8%
• Equity multiple: 3.35×
• Total profit: $51,922
• Equity at exit: $6,830

Cash invested: $22,120 (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 43614

• Home prices YoY: -22.4%
• Rents YoY: 8.0%
• Active inventory: 70
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,088 high
• Mortgage (P&I): −$414
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $230

Break-even live

Break-even rent $797

Max offer price $79,000

Occupancy floor 74%

Sensitivity live

Price	-10% $274	-5% $252	+0% $230	+5% $207	+10% $185
Rent	-10% $144	-5% $187	+0% $230	+5% $273	+10% $316
Rate	-1.0pp $269	-0.5pp $250	base $230	+0.5pp $209	+1.0pp $188

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3165 Glanzman Rd Toledo, OH	1.0–2.0	1.0	658	$799	$1.21	45d	1	0.18mi
3042 Cragmoor Ave Toledo, OH	3.0	1.0	1250	$1,800	$1.44	45d	1	0.41mi
3025 S Byrne Rd Unit 1 Toledo, OH	3.0	1.0	1064	$1,095	$1.03	22d	1	0.70mi
1223 Oak Hill Ct Toledo, OH	1.0–2.0	1.0	800	$989	$1.24	15d	1	0.78mi
1255 S Byrne Rd Toledo, OH	1.0–3.0	1.0–2.0	1080	$1,264	$1.17	15d	1	1.03mi
3313 Arlington Ave Toledo, OH	1.0–2.0	1.0	778	$900	$1.16	15d	8	1.05mi
3348 Arlington Ave Apt 10 Toledo, OH	2.0	1.0	900	$795	$0.88	45d	1	1.11mi
3320 Arlington Ave Apt 2 Toledo, OH	2.0	1.0	850	$795	$0.94	25d	1	1.13mi
3310 Arlington Ave Unit 8 Toledo, OH	2.0	1.0	850	$850	$1.00	15d	1	1.14mi
3310 Arlington Ave Unit 4 Toledo, OH	2.0	1.0	850	$795	$0.94	45d	1	1.14mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	22d	1	1.23mi
2222 Sherwood Ave Toledo, OH	2.0	1.0	800	$850	$1.06	45d	1	1.26mi
2647 Eastgate Rd Toledo, OH	1.0–2.0	1.0	722	$1,209	$1.67	25d	1	1.27mi
1027 Valley Side Dr Maumee, OH	2.0	1.5	1260	$1,495	$1.19	25d	1	1.29mi
1408 Brookview Dr Toledo, OH	1.0–2.0	1.0	592	$850	$1.43	15d	12	1.32mi
1010 Valley Side Dr Unit 1010 Maumee, OH	2.0	1.5	1260	$1,395	$1.11	15d	1	1.32mi
1330 Brookview Dr Toledo, OH	2.0	1.0	800	$850	$1.06	45d	1	1.36mi
1302 Brookview Dr Toledo, OH	1.0–2.0	1.0	710	$959	$1.35	45d	1	1.38mi
916 S Byrne Rd Toledo, OH	2.0	1.0	900	$899	$1.00	22d	1	1.39mi
3406 Gibraltar Heights Dr Toledo, OH	2.0	1.0–2.0	678	$919	$1.35	15d	14	1.40mi
3349 Airport Hwy Toledo, OH	1.0–2.0	1.0	791	$885	$1.12	45d	1	1.46mi

Listing history 7 events

1. 2026-04-08
   listed $79,000 Active 578-char remark

   Show marketing remark (578 chars)

   Charming 3-bedroom brick ranch located in a highly desirable neighborhood and top-rated school district! This home offers a great opportunity for homeowners or investors alike, with a functional layout and solid construction. Conveniently situated near parks, schools, and a variety of restaurants, making everyday living easy and enjoyable. This property will be sold at a Minimum Bid Auction of just $79,000 on Monday, May 18th at 4 PM. Preview and registration will begin at 3 PM. Interior photos coming soon—don't miss your chance to bid on this fantastic opportunity!

2. 2009-01-29
   historical
3. 2008-10-06
   listed $109,900
4. 2008-07-17
   historical
5. 2007-11-03
   listed $135,000
6. 2007-09-13
   historical
7. 2007-03-13
   listed $149,900

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/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 ≥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: $13,056
• − Mortgage interest: −$4,425
• − Property taxes: −$2,193
• − Insurance: −$395
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,298
• Taxable income: $1,656
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,357/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): 29,075
• Household income: $58,961
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1407.0

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 (67%)
• Race & ethnicity: White 67% Black 21% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Romanian 8% Italian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -61.96%
• Current HPI: 214.7031
• Rent YoY: ▲ 8.03%
• 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

-47.3% since first listed

7 events — show timeline

• 2026-04-08 Listed $79,000 NORIS
• 2009-01-29 Listing Removed — NORIS
• 2008-10-06 Listed $109,900 NORIS
• 2008-07-17 Listing Removed — NORIS
• 2007-11-03 Listed $135,000 NORIS
• 2007-09-13 Listing Removed — NORIS
• 2007-03-13 Listed $149,900 NORIS

Property tax history

+2.9%/yr

Latest (2025): $2,193 · -1.6% YoY. Source: county tax records.