1414 Corbin Rd · Toledo, OH 43612

$129,900

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 34 Days on market

Built 1985 4,600 sqft lot $106/sqft · 6% below area Est $138k · 6% under

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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 +17.7/30.0
• ARV discount +10.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• 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

A great opportunity to add your finishing touches to upgrade this home featuring three bedrooms, 1.5 baths, full kitchen and dining room. A full basement with the potential to finish adding additional living space.

Key facts

• 4,600 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; 3 total parking spaces; Driveway; Asphalt and concrete surfaces
• Utilities: Public water; Public sewer; 150 Amp electric service; Natural gas connected; Electricity connected; Cable available; Internet available
• Home design: Single-family house; Two levels (2 stories); No attached units; No common walls; Located on a city street; Irregular lot
• Construction: Brick and vinyl siding construction; Concrete basement; Year built per public records
• Exterior features: Deck; Storage; Spa/Hot Tub; Wood fencing; Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom 2 on upper level (11 x 8); Bedroom 3 on upper level (10 x 12); Additional upper-level room (12 x 14)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Storage; Spa/Hot Tub; Ceiling fans; Crown molding; Window coverings; Sliding doors; Storm door(s); Mantle; 6 total rooms
• Laundry & utility: Dryer; Laundry located in basement; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (5.8% below list).
• Recommended offer: $122k (5.8% below list) — sets the bar for 1% rule.

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: Longfellow Elementary School (math 12% / reading 19%, grade F, #1,375 of 1,584 statewide, top 87%, 533 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 fast (+6.0%/yr); 92 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $86k; list at $130k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $122,321 (5.8% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $137,503
• List price: $129,900
• Delta: -5.53%
• 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
1344 Corbin Rd	0.07mi	3/1.0	1,200 (-2%)	1mo	$157,500	$131	89
1531 Bradmore Dr	0.28mi	3/1.0	1,222 (-0%)	2mo	$160,000	$131	81
4612 Willys Pkwy	0.17mi	3/1.0	1,163 (-5%)	1mo	$85,000	$73	79
4444 Belmar Ave	0.38mi	3/1.0	1,226 (+0%)	2mo	$171,900	$140	76
1546 Gould Rd	0.24mi	3/1.0	1,159 (-5%)	1mo	$75,000	$65	75
1204 Higley St	0.31mi	2/2.0 (-1)	1,184 (-3%)	1mo	$119,000	$101	74
4218 Parrakeet Ave	0.45mi	3/1.0	1,163 (-5%)	2mo	$107,500	$92	65
1221 Eleanor Ave	0.31mi	3/1.0	1,098 (-10%)	1mo	$120,000	$109	63
5069 Tappan Ave	0.61mi	3/1.0	1,249 (+2%)	1mo	$155,000	$124	63
826 W Gramercy Ave	0.66mi	3/1.0	1,143 (-7%)	2mo	$103,000	$90	52
802 W Capistrano Ave	0.72mi	3/1.0	1,102 (-10%)	1mo	$150,000	$136	45
3945 Hazelhurst Ave	0.71mi	3/1.0	1,356 (+11%)	3mo	$107,000	$79	43

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-10,600
• Equity at exit: $19,369

10-year hold

• IRR: 5.3%
• Equity multiple: 1.44×
• Total profit: $15,960
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$681
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $104

Break-even live

Break-even rent $1,091

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.12mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	14d	1	0.26mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	14d	1	0.39mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	0.42mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	0.54mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	0.56mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	0.61mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	0.62mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	0.64mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	14d	1	0.65mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	0.76mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.79mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	43d	1	0.79mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	14d	1	0.80mi
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	14d	1	0.80mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	0.81mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	0.84mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.90mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	0.90mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.92mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.94mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	0.94mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.94mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	43d	1	0.97mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	23d	1	0.97mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	0.98mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	14d	1	1.01mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	1.02mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	1.04mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.06mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	1.08mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	1.10mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	1.11mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	1.14mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	1.14mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	14d	1	1.17mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	21d	1	1.23mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	1.25mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	1.26mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	1.26mi

Listing history 29 events

1. 2026-06-18
   status $129,900 Pending 34 DOM
2. 2026-06-18
   days on market $129,900 Contingent 34 DOM
3. 2026-06-17
   days on market $129,900 Contingent 33 DOM
4. 2026-06-16
   days on market $129,900 Contingent 32 DOM
5. 2026-06-15
   days on market $129,900 Contingent 31 DOM
6. 2026-06-14
   days on market $129,900 Contingent 29 DOM
7. 2026-06-10
   days on market $129,900 Contingent 26 DOM
8. 2026-06-09
   days on market $129,900 Contingent 25 DOM
9. 2026-06-08
   days on market $129,900 Contingent 24 DOM
10. 2026-06-07
    days on market $129,900 Contingent 23 DOM
11. 2026-06-05
    days on market $129,900 Contingent 20 DOM
12. 2026-06-03
    days on market $129,900 Contingent 19 DOM
13. 2026-06-02
    days on market $129,900 Contingent 18 DOM
14. 2026-06-01
    days on market $129,900 Contingent 17 DOM
15. 2026-05-31
    days on market $129,900 Contingent 16 DOM
16. 2026-05-30
    days on market $129,900 Contingent 15 DOM
17. 2026-05-15
    listed $134,900 Active 735-char remark
18. 2026-05-12
    historical $134,900 735-char remark
19. 2026-04-30
    soldstatus $86,000
20. 2026-04-28
    status Pending 214-char remark

    Show marketing remark (214 chars)

    A great opportunity to add your finishing touches to upgrade this home featuring three bedrooms, 1.5 baths, full kitchen and dining room. A full basement with the potential to finish adding additional living space.

21. 2026-04-27
    soldstatus $86,000 Closed 214-char remark

    Show marketing remark (214 chars)

    A great opportunity to add your finishing touches to upgrade this home featuring three bedrooms, 1.5 baths, full kitchen and dining room. A full basement with the potential to finish adding additional living space.

22. 2026-04-01
    historical Contingent 214-char remark

    Show marketing remark (214 chars)

    A great opportunity to add your finishing touches to upgrade this home featuring three bedrooms, 1.5 baths, full kitchen and dining room. A full basement with the potential to finish adding additional living space.

23. 2026-03-31
    listed $86,000 Active 214-char remark

    Show marketing remark (214 chars)

    A great opportunity to add your finishing touches to upgrade this home featuring three bedrooms, 1.5 baths, full kitchen and dining room. A full basement with the potential to finish adding additional living space.

24. 2025-10-09
    price $100,000

    Show marketing remark (35 chars)

    FSBO. FOR COMPARABLE PURPOSES ONLY.

25. 2001-10-23
    listed $104,900

    Show marketing remark (35 chars)

    FSBO. FOR COMPARABLE PURPOSES ONLY.

26. 2001-10-22
    price $104,900

    Show marketing remark (35 chars)

    FSBO. FOR COMPARABLE PURPOSES ONLY.

27. 2001-10-22
    soldstatus $100,000

    Show marketing remark (35 chars)

    FSBO. FOR COMPARABLE PURPOSES ONLY.

28. 2001-07-09
    soldstatus $100,000
29. 1986-09-11
    soldstatus $55,000

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,774 · $148/mo
• Expected delta: +$252/yr (+$21/mo · 16.6%)

ⓘ 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: $14,679
• − Mortgage interest: −$7,276
• − Property taxes: −$1,522
• − Insurance: −$650
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,779
• Taxable loss: −$896
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,466/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

+136.2% since first listed

15 events — show timeline

• 2026-05-29 Contingent — NORIS
• 2026-05-26 Price Changed $129,900 NORIS
• 2026-05-15 Listed $134,900 NORIS
• 2026-05-12 Coming Soon $134,900 NORIS
• 2026-04-30 Sold (Public Records) $86,000 Public Records
• 2026-04-28 Pending — NORIS
• 2026-04-27 Sold (MLS) $86,000 NORIS
• 2026-04-01 Contingent — NORIS
• 2026-03-31 Listed $86,000 NORIS
• 2025-10-09 Price Changed $100,000 NORIS
• 2001-10-23 Listed $104,900 NORIS
• 2001-10-22 Price Changed $104,900 NORIS
• 2001-10-22 Sold (MLS) $100,000 NORIS
• 2001-07-09 Sold (Public Records) $100,000 Public Records
• 1986-09-11 Sold (Public Records) $55,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,522 · -0.1% YoY. Source: county tax records.