735 Maywood Ave · Toledo, OH 43608

$84,900

3 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 200 Days on market

Built 1917 3,700 sqft lot $74/sqft · 105% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS! Come and tour this very attractive rental ready, well maintained 3 bedroom home . Offering amazing curb appeal, this spacious property rented for 1075.00 per month. Included are a newer roof, siding, furnace, water heater, updated electrical, NEW carpet, and a complete paint. TURN KEY.

Key facts

• Updated electrical
• Newer roof
• Spacious property

Tags

• NEWER ROOF
• UPDATED ELECTRICAL
• SPACIOUS PROPERTY

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 $324 ($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 10.9% 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 (+3.9%/yr); 58 active listings in the ZIP; 34 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 44% of the median local income ($29k/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 $587 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 + 3.9% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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 1917 — 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: 1.27% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.33%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $41,407
• List price: $84,900
• Delta: 105.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Saint John Ave Ave	0.15mi	3/1.0	1,248 (+9%)	4mo	$39,800	$32	75
3118 Elm St	0.50mi	3/1.0	1,140 (-0%)	4mo	$50,000	$44	72
3233 Jeannette Ave	0.56mi	3/1.0	1,173 (+2%)	3mo	$86,000	$73	68
910 Woodward Ave	0.42mi	3/2.0	1,104 (-4%)	4mo	$34,000	$31	67
1101 Ketcham Ave	0.45mi	3/1.0	1,068 (-7%)	3mo	$25,850	$24	65
235 Bronson Ave	0.60mi	3/2.0	1,104 (-4%)	2mo	$48,000	$43	60
532 Dexter St	0.28mi	3/1.5	1,307 (+14%)	2mo	$62,000	$47	60
1102 Woodward Ave	0.48mi	3/1.0	1,041 (-9%)	4mo	$62,000	$60	60
414 Palmer St	0.48mi	2/1.0 (-1)	1,239 (+8%)	3mo	$65,000	$52	57
2344 Elm St	0.50mi	3/1.0	1,301 (+14%)	4mo	$69,750	$54	51
3405 Maher St	0.70mi	3/1.5	1,293 (+13%)	2mo	$105,000	$81	42
3333 Beaumont Dr	0.73mi	2/1.0 (-1)	988 (-14%)	3mo	$42,500	$43	36

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,798
• Equity at exit: $12,659

10-year hold

• IRR: 18.2%
• Equity multiple: 2.57×
• Total profit: $37,295
• Equity at exit: $7,341

Cash invested: $23,772 (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 43608

• Home prices YoY: -21.3%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$445
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $324

Break-even live

Break-even rent $665

Max offer price $84,900

Occupancy floor 65%

Sensitivity live

Price	-10% $372	-5% $348	+0% $324	+5% $300	+10% $275
Rent	-10% $239	-5% $281	+0% $324	+5% $366	+10% $408
Rate	-1.0pp $366	-0.5pp $345	base $324	+0.5pp $302	+1.0pp $279

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	0.31mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	0.43mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	0.43mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	14d	1	0.52mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	44d	1	0.55mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	44d	1	0.58mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	44d	1	0.59mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	0.59mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	44d	1	0.60mi
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	14d	1	0.60mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	14d	1	0.62mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	44d	1	0.67mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	14d	1	0.76mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	24d	1	0.76mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	44d	1	0.78mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	14d	1	0.79mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	44d	1	0.82mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	0.85mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	14d	1	0.86mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	24d	1	0.94mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	0.98mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	0.98mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	1.00mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	44d	1	1.08mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	24d	1	1.12mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.16mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	14d	2	1.23mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	44d	1	1.23mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	24d	1	1.23mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.23mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	1.27mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	44d	1	1.30mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	24d	1	1.41mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	24d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $84,900 Active 200 DOM
2. 2026-06-17
   days on market $84,900 Active 199 DOM
3. 2026-06-16
   days on market $84,900 Active 198 DOM
4. 2026-06-15
   days on market $84,900 Active 197 DOM
5. 2026-06-14
   days on market $84,900 Active 195 DOM
6. 2026-06-10
   days on market $84,900 Active 192 DOM
7. 2026-06-09
   days on market $84,900 Active 191 DOM
8. 2026-06-08
   days on market $84,900 Active 190 DOM
9. 2026-06-07
   days on market $84,900 Active 189 DOM
10. 2026-06-05
    days on market $84,900 Active 186 DOM
11. 2026-06-03
    days on market $84,900 Active 185 DOM
12. 2026-06-02
    days on market $84,900 Active 184 DOM
13. 2026-06-01
    days on market $84,900 Active 183 DOM
14. 2026-05-31
    days on market $84,900 Active 182 DOM
15. 2026-05-30
    days on market $84,900 Active 181 DOM
16. 2026-01-22
    price $84,900 312-char remark

    Show marketing remark (312 chars)

    CALLING ALL INVESTORS! Come and tour this very attractive rental ready, well maintained 3 bedroom home . Offering amazing curb appeal, this spacious property rented for 1075.00 per month. Included are a newer roof, siding, furnace, water heater, updated electrical, NEW carpet, and a complete paint. TURN KEY.

17. 2025-11-26
    listed $89,900 Active 312-char remark

    Show marketing remark (312 chars)

    CALLING ALL INVESTORS! Come and tour this very attractive rental ready, well maintained 3 bedroom home . Offering amazing curb appeal, this spacious property rented for 1075.00 per month. Included are a newer roof, siding, furnace, water heater, updated electrical, NEW carpet, and a complete paint. TURN KEY.

18. 2024-06-24
    soldstatus $64,500
19. 2024-06-22
    status Pending 244-char remark

    Show marketing remark (244 chars)

    Come check out this beautiful 3 bedroom 1 bath home, very spacious and with a little love there is lots of potential! updates include all new siding, new roof, new vinyl flooring and new windows! this property also makes for a great investment!

20. 2024-06-21
    soldstatus $64,500 Closed 244-char remark

    Show marketing remark (244 chars)

    Come check out this beautiful 3 bedroom 1 bath home, very spacious and with a little love there is lots of potential! updates include all new siding, new roof, new vinyl flooring and new windows! this property also makes for a great investment!

21. 2024-06-20
    price $64,500 244-char remark

    Show marketing remark (244 chars)

    Come check out this beautiful 3 bedroom 1 bath home, very spacious and with a little love there is lots of potential! updates include all new siding, new roof, new vinyl flooring and new windows! this property also makes for a great investment!

22. 2024-05-24
    historical Contingent 244-char remark

    Show marketing remark (244 chars)

    Come check out this beautiful 3 bedroom 1 bath home, very spacious and with a little love there is lots of potential! updates include all new siding, new roof, new vinyl flooring and new windows! this property also makes for a great investment!

23. 2024-05-20
    listed $59,900 Active 244-char remark

    Show marketing remark (244 chars)

    Come check out this beautiful 3 bedroom 1 bath home, very spacious and with a little love there is lots of potential! updates include all new siding, new roof, new vinyl flooring and new windows! this property also makes for a great investment!

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $932 · $78/mo
• Expected delta: +$393/yr (+$33/mo · 72.8%)

ⓘ 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 ≥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: $12,897
• − Mortgage interest: −$4,756
• − Property taxes: −$539
• − Insurance: −$424
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,470
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,248/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): 13,593
• Household income: $29,275
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 911.0

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 0.60)
• Race & ethnicity: Black 57% White 25% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -37.73%
• Current HPI: 139.4964
• Rent YoY: ▲ 3.89%
• 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

+41.7% since first listed

8 events — show timeline

• 2026-01-22 Price Changed $84,900 NORIS
• 2025-11-26 Listed $89,900 NORIS
• 2024-06-24 Sold (Public Records) $64,500 Public Records
• 2024-06-22 Pending — NORIS
• 2024-06-21 Sold (MLS) $64,500 NORIS
• 2024-06-20 Price Changed $64,500 NORIS
• 2024-05-24 Contingent — NORIS
• 2024-05-20 Listed $59,900 NORIS

Property tax history

+4.6%/yr

Latest (2025): $539 · -17.8% YoY. Source: county tax records.