6028 James Rd · Oregon, OH 43616

$137,900

3 bd · 1.5 ba · 1,148 sqft · SingleFamily public records · 41 Days on market

Built 1981 5,200 sqft lot $120/sqft · at area comps Est $139k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.8/15.0
• 1% rule +6.5/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this 3 Bedroom, 1.5 Bathroom Ranch conveniently located near The Oregon Inn and within minutes of Eagles Landing Golf Club, Bayshore Fishing Access, and Maumee Bay State Park. Don’t miss out!

Key facts

• 5,200 sq ft lot
• Built 1981
• Listed 40 days

Property features AI

Exterior

• Parking: Asphalt driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer (includes storm and sanitary); Internet connected
• Home design: Single-family residence (house); One story / single level; No common walls; Facing direction not specified; Living area approx. 1,148
• Construction: Vinyl siding; Slab foundation; Built year not specified
• Exterior features: Shingle roof; Shed(s)

Interior

• Kitchen: Kitchen on the main level; Water heater (listed under appliances)
• Bedrooms: Bedroom 2 on the main level; Bedroom 3 on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Electric heating; Radiant heating
• Interior features: Primary bathroom; 6 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (11.0% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $123k (11.0% below list) — sets the bar for cash-flow.
• Cap rate 9.3% vs local median 3.2% in Oregon — 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 76/100 on livability (#210 in OH, #3,303 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Oregon City (rural): math 48% / reading 59% proficiency, ranked #384 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jerusalem Elementary School (math 77% / reading 67%, grade A-, #323 of 1,584 statewide, top 23%, 396 students, 34% FRL); Clay High School (math 27% / reading 69%, grade D, #429 of 781 statewide, top 55%, 1,139 students, 39% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $953 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 41 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,663 (11.0% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 1.15% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $138,957
• List price: $137,900
• Delta: -0.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6022 James Rd	0.01mi	3/1.5	1,148 (0%)	18mo	$129,000	$112	85
1807 Ambleside Rd	0.26mi	3/1.0	1,169 (+2%)	12mo	$190,000	$163	73
2073 Grange St	0.40mi	3/1.5	1,232 (+7%)	1mo	$170,000	$138	68
6036 James Rd	0.01mi	3/1.0	1,288 (+12%)	11mo	$167,000	$130	68
6028 Bayshore Rd	0.19mi	3/2.0	1,296 (+13%)	3mo	$121,000	$93	65
1852 Ambleside Rd	0.24mi	2/1.0 (-1)	1,274 (+11%)	13mo	$109,000	$86	53
6034 Bay Shore Rd	0.20mi	2/1.0 (-1)	991 (-14%)	10mo	$140,000	$141	53
2033 Blanche Dr	0.28mi	2/2.0 (-1)	1,289 (+12%)	10mo	$224,000	$174	51
2035 Verdun St	0.38mi	2/1.0 (-1)	988 (-14%)	22mo	$107,000	$108	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-27,576
• Equity at exit: $20,561

10-year hold

• IRR: -13.2%
• Equity multiple: 0.22×
• Total profit: $-30,015
• Equity at exit: $11,923

Cash invested: $38,612 (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 43616

• Home prices YoY: -20.9%
• Active inventory: 80
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$723
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$57
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-86

Break-even live

Break-even rent $1,700

Max offer price $122,663

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-47	+0% $-86	+5% $-125	+10% $-164
Rent	-10% $-212	-5% $-149	+0% $-86	+5% $-23	+10% $39
Rate	-1.0pp $-17	-0.5pp $-51	base $-86	+0.5pp $-122	+1.0pp $-158

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 S Shore Blvd Oregon, OH	2.0	1.0	800	$1,250	$1.56	44d	1	0.13mi

Listing history 25 events

1. 2026-06-21
   days on market $137,900 Active 41 DOM
2. 2026-06-18
   days on market $137,900 Active 38 DOM
3. 2026-06-17
   days on market $137,900 Active 37 DOM
4. 2026-06-16
   days on market $137,900 Active 36 DOM
5. 2026-06-15
   days on market $137,900 Active 35 DOM
6. 2026-06-14
   days on market $137,900 Active 33 DOM
7. 2026-06-13
   days on market $137,900 Active 32 DOM
8. 2026-06-10
   days on market $137,900 Active 30 DOM
9. 2026-06-09
   days on market $137,900 Active 29 DOM
10. 2026-06-08
    days on market $137,900 Active 28 DOM
11. 2026-06-07
    days on market $137,900 Active 27 DOM
12. 2026-06-03
    days on market $137,900 Active 23 DOM
13. 2026-06-02
    days on market $137,900 Active 22 DOM
14. 2026-06-01
    days on market $137,900 Active 21 DOM
15. 2026-05-31
    days on market $137,900 Active 20 DOM
16. 2026-05-30
    days on market $137,900 Active 19 DOM
17. 2026-05-13
    status Pending 378-char remark
18. 2026-05-03
    listed $137,900 Active 378-char remark
19. 2026-04-29
    historical $137,900 378-char remark
20. 2024-11-15
    soldstatus $129,900 Closed 213-char remark

    Show marketing remark (213 chars)

    Come check out this 3 Bedroom, 1.5 Bathroom Ranch conveniently located near The Oregon Inn and within minutes of Eagles Landing Golf Club, Bayshore Fishing Access, and Maumee Bay State Park. Don’t miss out!

21. 2024-11-15
    status Pending 213-char remark

    Show marketing remark (213 chars)

    Come check out this 3 Bedroom, 1.5 Bathroom Ranch conveniently located near The Oregon Inn and within minutes of Eagles Landing Golf Club, Bayshore Fishing Access, and Maumee Bay State Park. Don’t miss out!

22. 2024-10-20
    historical Contingent 213-char remark

    Show marketing remark (213 chars)

    Come check out this 3 Bedroom, 1.5 Bathroom Ranch conveniently located near The Oregon Inn and within minutes of Eagles Landing Golf Club, Bayshore Fishing Access, and Maumee Bay State Park. Don’t miss out!

23. 2024-10-06
    price $129,900 213-char remark

    Show marketing remark (213 chars)

    Come check out this 3 Bedroom, 1.5 Bathroom Ranch conveniently located near The Oregon Inn and within minutes of Eagles Landing Golf Club, Bayshore Fishing Access, and Maumee Bay State Park. Don’t miss out!

24. 2024-09-13
    listed $136,900 Active 213-char remark

    Show marketing remark (213 chars)

    Come check out this 3 Bedroom, 1.5 Bathroom Ranch conveniently located near The Oregon Inn and within minutes of Eagles Landing Golf Club, Bayshore Fishing Access, and Maumee Bay State Park. Don’t miss out!

25. 2024-09-11
    historical $136,900 213-char remark

    Show marketing remark (213 chars)

    Come check out this 3 Bedroom, 1.5 Bathroom Ranch conveniently located near The Oregon Inn and within minutes of Eagles Landing Golf Club, Bayshore Fishing Access, and Maumee Bay State Park. Don’t miss out!

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,890 · $158/mo
• Expected delta: +$261/yr (+$22/mo · 16.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $19,089
• − Mortgage interest: −$7,725
• − Property taxes: −$1,630
• − Insurance: −$5,808
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,012
• Taxable loss: −$3,139
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $-282/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: Oregon City
• NCES district ID: 3904460
• Math proficiency: 48% ▼ -20.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $53,972
• Composite: 46.03/100
• National rank: #2524
• State rank: #384 of 656 in OH

Livability — Oregon

• Score: 76/100
• State rank: #210
• US rank: #3303

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oregon, OH
• County: Lucas County · 380,724 people
• City population: 20,309
• Metro: Toledo, OH
• Population (ZIP): 20,309
• Household income: $81,829
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 395.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 8% Lithuanian 6% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 2% Vietnamese 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: ▼ -56.90%
• Current HPI: 214.6328
• Rent YoY: —
• 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

+0.7% since first listed

10 events — show timeline

• 2026-05-20 Relisted — NORIS
• 2026-05-13 Pending — NORIS
• 2026-05-03 Listed $137,900 NORIS
• 2026-04-29 Coming Soon $137,900 NORIS
• 2024-11-15 Sold (MLS) $129,900 NORIS
• 2024-11-15 Pending — NORIS
• 2024-10-20 Contingent — NORIS
• 2024-10-06 Price Changed $129,900 NORIS
• 2024-09-13 Listed $136,900 NORIS
• 2024-09-11 Coming Soon $136,900 NORIS

Property tax history

+1.0%/yr

Latest (2025): $1,630 · +4.7% YoY. Source: county tax records.