2713 Goddard Rd · Toledo, OH 43606

$150,000

4 bd · 2.5 ba · 1,927 sqft · SingleFamily public records · 30 Days on market

Built 1938 5,900 sqft lot Est $277k · 46% under ↓ 3% since listing

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4 bed, 2.5 bath w/1st floor family room. Master suite w/full bath. FR w/FP and LR w/FP. Newer kitchen w/appliances, formal DR w/pass through from kitchen. Totally remodeled full bath, deep natural woodwork throughout. Enjoy the neighborhood on your covered front porch. $500 bonus to selling agent!!

Key facts

• Newer roof
• Spacious kitchen
• Hardwood floors

Tags

• NEW DARK WOOD FLOORING
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• NEWER ROOF
• CONVENIENT TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage (1.5 car capacity); Total parking for 1.5 vehicles
• Utilities: Electricity available; Natural gas available; Public water; Public sewer (connected)
• Home design: Single-family residence; Two levels; House with no shared/common walls
• Construction: Vinyl siding; Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom (Upper); Bedroom 2 (Upper); Bedroom 3 (Upper); Bedroom 4 (Upper)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bathroom; Basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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: Old Orchard Elementary School (math 12% / reading 23%, grade F, #1,328 of 1,584 statewide, top 84%, 390 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% 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 (+2.3%/yr); 93 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $4k 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

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.14% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $277,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2713 Goddard Rd	0.00mi	4/2.5	1,927 (0%)	1mo	$174,900	$91	99
2850 Kenwood Blvd	0.17mi	3/2.5 (-1)	1,984 (+3%)	3mo	$284,900	$144	80
2804 Goddard Rd	0.06mi	3/1.5 (-1)	1,840 (-4%)	3mo	$264,000	$143	78
2702 Goddard Rd	0.04mi	3/2.0 (-1)	2,140 (+11%)	2mo	$210,000	$98	72
2947 Darlington Rd	0.35mi	3/1.5 (-1)	1,874 (-3%)	1mo	$285,151	$152	69
3225 Kenwood Blvd	0.48mi	3/1.5 (-1)	1,851 (-4%)	1mo	$260,000	$140	61
2650 Secor Rd	0.44mi	3/2.5 (-1)	1,749 (-9%)	1mo	$260,000	$149	58
3008 Pemberton Dr	0.36mi	3/2.0 (-1)	1,692 (-12%)	1mo	$262,500	$155	55
3313 Kirkwall Rd	0.64mi	3/3.0 (-1)	2,015 (+5%)	1mo	$340,000	$169	55
3433 Goddard Rd	0.69mi	3/1.5 (-1)	1,786 (-7%)	1mo	$207,000	$116	46
2235 Meadowwood Dr	0.66mi	3/2.5 (-1)	1,720 (-11%)	1mo	$285,000	$166	45
2636 Powhattan Pkwy	0.67mi	3/2.0 (-1)	1,734 (-10%)	4mo	$186,500	$108	42

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-10,621
• Equity at exit: $22,365

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $5,241
• Equity at exit: $12,969

Cash invested: $42,000 (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 43606

• Home prices YoY: -15.5%
• Rents YoY: 2.3%
• Active inventory: 93
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$787
• Tax from tax record: −$267 /mo · $3,206/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $233

Break-even live

Break-even rent $1,413

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2645 Drummond Rd Toledo, OH	5.0	2.0	2007	$1,900	$0.95	43d	1	0.08mi
3121 Cheltenham Rd Toledo, OH	4.0	2.0	1691	$1,800	$1.06	43d	1	0.37mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	23d	1	0.74mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	23d	1	0.92mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	1.04mi
3716 Rushland Ave Unit NA Toledo, OH	3.0	1.5	1559	$1,650	$1.06	14d	1	1.07mi
3948 Grantley Rd Toledo, OH	4.0	1.5	1600	$1,500	$0.94	23d	1	1.30mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	23d	1	1.43mi

Listing history 23 events

1. 2026-04-24
   status Pending
2. 2026-03-25
   listed $150,000 Active
3. 2025-10-14
   price $135,000 305-char remark

   Show marketing remark (305 chars)

   Large 4 bed, 2.5 bath w/1st floor family room. Master suite w/full bath. FR w/FP and LR w/FP. Newer kitchen w/appliances, formal DR w/pass through from kitchen. Totally remodeled full bath, deep natural woodwork throughout. Enjoy the neighborhood on your covered front porch. $500 bonus to selling agent!!

4. 2025-10-13
   price $115,000 313-char remark

   Show marketing remark (313 chars)

   Spacious rooms plus lots of updates! Brand new roof shingles, deluxe master suite with full bath and 2 closets! Beautiful new dark wood flooring in the formal dining room, tons of kitchen cabinets, freshly painted interior & hardwood floors in 3 bedrooms. All appliances remain and you can move in at closing.

5. 2013-12-10
   soldstatus $115,000
6. 2013-12-06
   soldstatus $115,000 313-char remark

   Show marketing remark (313 chars)

   Spacious rooms plus lots of updates! Brand new roof shingles, deluxe master suite with full bath and 2 closets! Beautiful new dark wood flooring in the formal dining room, tons of kitchen cabinets, freshly painted interior & hardwood floors in 3 bedrooms. All appliances remain and you can move in at closing.

7. 2013-12-05
   price $123,900 313-char remark

   Show marketing remark (313 chars)

   Spacious rooms plus lots of updates! Brand new roof shingles, deluxe master suite with full bath and 2 closets! Beautiful new dark wood flooring in the formal dining room, tons of kitchen cabinets, freshly painted interior & hardwood floors in 3 bedrooms. All appliances remain and you can move in at closing.

8. 2013-08-22
   listed $123,900 313-char remark

   Show marketing remark (313 chars)

   Spacious rooms plus lots of updates! Brand new roof shingles, deluxe master suite with full bath and 2 closets! Beautiful new dark wood flooring in the formal dining room, tons of kitchen cabinets, freshly painted interior & hardwood floors in 3 bedrooms. All appliances remain and you can move in at closing.

9. 2007-12-07
   historical
10. 2007-06-30
    historical
11. 2007-06-10
    listed $134,000
12. 2007-05-31
    listed $146,900
13. 2007-05-30
    historical
14. 2006-05-25
    listed $146,900
15. 2003-05-28
    soldstatus $135,000 305-char remark

    Show marketing remark (305 chars)

    Large 4 bed, 2.5 bath w/1st floor family room. Master suite w/full bath. FR w/FP and LR w/FP. Newer kitchen w/appliances, formal DR w/pass through from kitchen. Totally remodeled full bath, deep natural woodwork throughout. Enjoy the neighborhood on your covered front porch. $500 bonus to selling agent!!

16. 2003-05-27
    soldstatus $135,000
17. 2003-03-03
    listed $145,000 305-char remark

    Show marketing remark (305 chars)

    Large 4 bed, 2.5 bath w/1st floor family room. Master suite w/full bath. FR w/FP and LR w/FP. Newer kitchen w/appliances, formal DR w/pass through from kitchen. Totally remodeled full bath, deep natural woodwork throughout. Enjoy the neighborhood on your covered front porch. $500 bonus to selling agent!!

18. 2003-02-07
    historical
19. 2002-11-04
    listed $149,900
20. 2002-10-31
    historical
21. 2002-10-23
    listed $154,900
22. 2002-10-22
    historical
23. 2002-04-23
    listed $154,900

ⓘ 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: $3,206 · $267/mo
• Projected year-2 tax: $3,206 · $267/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 · 15 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: $20,491
• − Mortgage interest: −$8,402
• − Property taxes: −$3,206
• − Insurance: −$750
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,364
• Taxable income: $491
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,675/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): 24,898
• Household income: $66,917
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 843.0

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 0.57)
• Race & ethnicity: White 59% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Arabic 2% Other Indo-European 2% 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: ▼ -41.19%
• Current HPI: 224.695
• Rent YoY: ▲ 2.29%
• 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

-3.2% since first listed

23 events — show timeline

• 2026-04-24 Pending — NORIS
• 2026-03-25 Listed $150,000 NORIS
• 2025-10-14 Price Changed $135,000 NORIS
• 2025-10-13 Price Changed $115,000 NORIS
• 2013-12-10 Sold (Public Records) $115,000 Public Records
• 2013-12-06 Sold (MLS) $115,000 NORIS
• 2013-12-05 Price Changed $123,900 NORIS
• 2013-08-22 Listed $123,900 NORIS
• 2007-12-07 Listing Removed — NORIS
• 2007-06-30 Listing Removed — NORIS
• 2007-06-10 Listed $134,000 NORIS
• 2007-05-31 Listed $146,900 NORIS
• 2007-05-30 Listing Removed — NORIS
• 2006-05-25 Listed $146,900 NORIS
• 2003-05-28 Sold (MLS) $135,000 NORIS
• 2003-05-27 Sold (Public Records) $135,000 Public Records
• 2003-03-03 Listed $145,000 NORIS
• 2003-02-07 Listing Removed — NORIS
• 2002-11-04 Listed $149,900 NORIS
• 2002-10-31 Listing Removed — NORIS
• 2002-10-23 Listed $154,900 NORIS
• 2002-10-22 Listing Removed — NORIS
• 2002-04-23 Listed $154,900 NORIS

Property tax history

+2.1%/yr

Latest (2025): $3,206 · -0.1% YoY. Source: county tax records.