1658 Brownstone Blvd Apt 134 · Toledo, OH 43614

$92,888

2 bd · 1.5 ba · 1,208 sqft · Condo public records · 8 Days on market

Built 1974 $271/mo HOA · 24% of rent

---

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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +4.5/5.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Turn-Key Condo with Scenic Nature Views. Welcome home to this beautifully maintained, move-in-ready condo offering comfort, convenience, and peaceful surroundings. Enjoy your coffee or unwind in the evening on the private balcony overlooking Swan Creek Nature Preserve. This inviting home features a primary bedroom with two spacious closets leading to a private bath, providing a comfortable retreat. Recent updates include all new stainless steel kitchen appliances with granite countertops, and new cabinets. A newer furnace with central air, and newer vinyl windows make for peace of mind. Fresh paint throughout creates a bright, clean feel, while updated kitchen and bathrooms finishes add mod

Key facts

• Newer furnace
• Private balcony
• Private bath

Tags

• PRIVATE BALCONY
• TWO SPACIOUS CLOSETS
• PRIVATE BATH
• GRANITE COUNTERTOPS
• NEW CABINETS
• NEWER FURNACE

Property features AI

Finance

• Other: Located in the Chartwell subdivision (1658 Brownstone Boulevard, Apt 134, Toledo, OH 43614)
• HOA & community: Homeowners association with monthly fee of $271.32

Exterior

• Parking: Has carport (detached) with 1 space; Additional assigned parking; Total parking spaces: 1
• Security: Closed-circuit cameras; Security lights
• Utilities: Electricity connected (circuit breakers); Public water; Public sewer
• Home design: Residential condominium; No common walls; Two levels; Entry level on main
• Construction: Built (year source: public records); Block foundation
• Exterior features: Balcony; Shingle roof; Stucco exterior; City street frontage; Concrete road surface; Residential zoning

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Electric range connection
• Bedrooms: Bedroom 1 on main level with mirrored closet doors; Bedroom 2 on main level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closet(s); Primary bathroom; Storm windows; Window treatments; Sliding doors; Balcony
• Laundry & utility: Washer; Dryer; Laundry closet; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $-23 ($-278/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (4.4% below list).
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $89k (4.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 7.6% in Toledo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Glendale-Feilbach Elementary School (math 7% / reading 15%, grade F, #1,459 of 1,584 statewide, top 92%, 353 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 71 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $642 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $93k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $88,795 (4.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.60×
• Total profit: $-10,468
• Equity at exit: $13,850

10-year hold

• IRR: 6.5%
• Equity multiple: 1.63×
• Total profit: $16,475
• Equity at exit: $8,031

Cash invested: $26,009 (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: 71
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$487
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$39
• HOA: −$271
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-23

Break-even live

Break-even rent $1,142

Max offer price $88,795

Occupancy floor 97%

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: $23,222
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Brownstone Blvd Toledo, OH	1.0–2.0	1.0–1.5	1054	$1,199	$1.14	21d	1	0.14mi
1812 Glen Valley Dr Toledo, OH	1.0–3.0	1.0–1.5	845	$935	$1.11	44d	1	0.44mi
5123 Ryan Rd Toledo, OH	1.0–2.0	1.0–2.0	830	$999	$1.20	21d	1	0.55mi
2223 Foxbourne Rd Toledo, OH	2.0	1.0	887	$885	$1.00	21d	2	0.66mi
5359 Cresthaven Ln Apt 5 Toledo, OH	1.0	1.0	715	$675	$0.94	44d	1	0.75mi
5713 Tibaron Ln #112 Toledo, OH	2.0	1.5	946	$1,175	$1.24	23d	1	0.78mi
2342 Old Stone Ct Toledo, OH	1.0–2.0	1.0–2.0	881	$995	$1.13	14d	1	0.81mi
5727 Tibaron Ln Toledo, OH	1.0–2.0	1.0–2.0	738	$1,195	$1.62	23d	1	0.81mi
1220 Four Seasons Dr Toledo, OH	2.0	2.0	1000	$1,145	$1.15	23d	1	0.83mi
1163 Bernath Unit 1163 Toledo, OH	2.0	1.5	1200	$1,185	$0.99	23d	1	0.88mi
2425 Cheyenne Blvd Toledo, OH	2.0–3.0	1.0–2.0	1055	$1,029	$0.98	7d	1	0.93mi
5427 Glenridge Dr Unit 5433 Toledo, OH	2.0	1.5	1200	$1,249	$1.04	44d	1	0.96mi
5420 Heatherdowns Blvd Toledo, OH	1.0–2.0	1.0–2.0	1050	$1,295	$1.23	12d	1	0.99mi
5526 Heatherdowns Blvd #8 Toledo, OH	2.0	1.5	1115	$950	$0.85	14d	1	1.03mi
5534 Heatherdowns Blvd Unit 5540 Toledo, OH	2.0	1.0	1000	$850	$0.85	23d	1	1.04mi
5926 Walnut Cir Unit C12 Toledo, OH	2.0	1.5	1330	$1,395	$1.05	23d	1	1.06mi
5943 Walnut Cir Dr Toledo, OH	1.0–2.0	1.0–1.5	1000	$1,395	$1.40	21d	3	1.12mi
4835 Heatherdowns Blvd Toledo, OH	1.0–2.0	1.0–1.5	845	$965	$1.14	14d	1	1.14mi
4874 S Village Dr Toledo, OH	1.0–2.0	1.0	900	$1,120	$1.24	14d	1	1.23mi
5648 Ryewyck Dr Toledo, OH	2.0	1.0	1000	$1,000	$1.00	12d	1	1.23mi
5623 Ryewyck Dr Toledo, OH	2.0	1.0	1160	$999	$0.86	44d	1	1.23mi
5901 Ryewyck Dr Toledo, OH	2.0	1.0	900	$900	$1.00	12d	1	1.33mi
5001 South Ave Toledo, OH	3.0	2.0	1312	$1,424	$1.09	14d	1	1.40mi
5702 Angola Rd Toledo, OH	3.0	2.0	1056	$1,249	$1.18	23d	1	1.43mi
2250 Perrysburg Holland Rd Maumee, OH	2.0	1.0	727	$904	$1.24	7d	1	1.44mi

HOA detail condo

• Monthly dues: $271 · $3,252/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $92,888 Active 8 DOM
2. 2026-06-17
   days on market $92,888 Active 7 DOM
3. 2026-06-16
   days on market $92,888 Active 6 DOM
4. 2026-06-15
   days on market $92,888 Active 5 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $92,888 Active 3 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: $1,268 · $106/mo
• Projected year-2 tax: $1,359 · $113/mo
• Expected delta: +$91/yr (+$8/mo · 7.1%)

ⓘ 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: $13,357
• − Mortgage interest: −$5,203
• − Property taxes: −$1,268
• − Insurance: −$464
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − HOA: −$3,252
• − Depreciation: −$2,702
• Taxable loss: −$1,670
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $123/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

+136.2% since first listed

3 events — show timeline

• 2026-06-10 Listed $92,888 NORIS
• 1986-09-26 Sold (Public Records) $34,500 Public Records
• 1985-04-08 Sold (Public Records) $39,333 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,268 · +0.7% YoY. Source: county tax records.