2045 La France St · Oregon, OH 43616

$99,900

2 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 26 Days on market

Built 1927 0.27 ac lot $81/sqft · 12% below area Est $113k · 12% under

---

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
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Opportunity Awaits in the Heart of Oregon! Welcome to this charming 2-bedroom, 1-bath home offering approximately 1,235 square feet of living space on an oversized 0.27-acre lot (three parcels combined). This property is full of character and ready for its next chapter. Special addition is a large pole barn with tons of space— perfect for car enthusiasts, storage, workshop space, or extra living space. With the extra lot space, there's room to expand, garden, or create the outdoor setup you've always wanted. This home offers incredible opportunity in a convenient Oregon location. Newer Water Heater/Furnace.

Key facts

• Extra lot space
• Large pole barn
• Outdoor setup

Tags

• LARGE POLE BARN
• EXTRA LOT SPACE
• OUTDOOR SETUP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: 79 active listings in the ZIP; 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $100k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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 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?
4. 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?
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: 1.36% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $113,404
• List price: $99,900
• Delta: -1.33%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $8,699
• Equity at exit: $14,895

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $39,661
• Equity at exit: $8,638

Cash invested: $27,972 (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: 79
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $391

Break-even live

Break-even rent $861

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $99,900 Active 26 DOM
2. 2026-06-17
   days on market $99,900 Active 25 DOM
3. 2026-06-16
   days on market $99,900 Active 24 DOM
4. 2026-06-15
   days on market $99,900 Active 23 DOM
5. 2026-06-14
   days on market $99,900 Active 21 DOM
6. 2026-06-13
   pricedays on market $99,900 Active 20 DOM
7. 2026-06-10
   days on market $105,900 Active 18 DOM
8. 2026-06-09
   days on market $105,900 Active 17 DOM
9. 2026-06-08
   days on market $105,900 Active 16 DOM
10. 2026-06-07
    days on market $105,900 Active 15 DOM
11. 2026-06-03
    days on market $105,900 Active 11 DOM
12. 2026-06-02
    days on market $105,900 Active 10 DOM
13. 2026-06-01
    days on market $105,900 Active 9 DOM
14. 2026-05-31
    days on market $105,900 Active 8 DOM
15. 2026-05-30
    days on market $105,900 Active 7 DOM
16. 2026-05-05
    price $111,900 620-char remark

    Show marketing remark (620 chars)

    Opportunity Awaits in the Heart of Oregon! Welcome to this charming 2-bedroom, 1-bath home offering approximately 1,235 square feet of living space on an oversized 0.27-acre lot (three parcels combined). This property is full of character and ready for its next chapter. Special addition is a large pole barn with tons of space— perfect for car enthusiasts, storage, workshop space, or extra living space. With the extra lot space, there's room to expand, garden, or create the outdoor setup you've always wanted. This home offers incredible opportunity in a convenient Oregon location. Newer Water Heater/Furnace.

17. 2026-04-02
    price $129,900 620-char remark

    Show marketing remark (620 chars)

    Opportunity Awaits in the Heart of Oregon! Welcome to this charming 2-bedroom, 1-bath home offering approximately 1,235 square feet of living space on an oversized 0.27-acre lot (three parcels combined). This property is full of character and ready for its next chapter. Special addition is a large pole barn with tons of space— perfect for car enthusiasts, storage, workshop space, or extra living space. With the extra lot space, there's room to expand, garden, or create the outdoor setup you've always wanted. This home offers incredible opportunity in a convenient Oregon location. Newer Water Heater/Furnace.

18. 2026-03-16
    price $139,990 620-char remark

    Show marketing remark (620 chars)

    Opportunity Awaits in the Heart of Oregon! Welcome to this charming 2-bedroom, 1-bath home offering approximately 1,235 square feet of living space on an oversized 0.27-acre lot (three parcels combined). This property is full of character and ready for its next chapter. Special addition is a large pole barn with tons of space— perfect for car enthusiasts, storage, workshop space, or extra living space. With the extra lot space, there's room to expand, garden, or create the outdoor setup you've always wanted. This home offers incredible opportunity in a convenient Oregon location. Newer Water Heater/Furnace.

19. 2026-03-03
    listed $149,900 Active 620-char remark

    Show marketing remark (620 chars)

    Opportunity Awaits in the Heart of Oregon! Welcome to this charming 2-bedroom, 1-bath home offering approximately 1,235 square feet of living space on an oversized 0.27-acre lot (three parcels combined). This property is full of character and ready for its next chapter. Special addition is a large pole barn with tons of space— perfect for car enthusiasts, storage, workshop space, or extra living space. With the extra lot space, there's room to expand, garden, or create the outdoor setup you've always wanted. This home offers incredible opportunity in a convenient Oregon location. Newer Water Heater/Furnace.

20. 2026-03-02
    soldstatus $62,000
21. 2025-10-14
    price $67,500 326-char remark

    Show marketing remark (326 chars)

    2 BR HOME ON 3 LOTS, LARGE POLE BARN FOR GARAGE COULD HOLD 3 CARS. HAS FINISHED ATTIC THAT COULD BE 3RD BED. SQ. FOOTAGE IS PER AUDITOR. BUYER PAYS ALL CLOSING AND CONVEYANCE FEES. SELLERS ADDENDUM TOBE MADE PART OF CONTRACT. CLOSING THROUGH LOUISVILLE TITLE. SPECIAL FINANCING AVAILABLE, CONTACT AGENT FOR DETAILS. INFO# 3917

22. 2005-04-15
    soldstatus $67,500 326-char remark

    Show marketing remark (326 chars)

    2 BR HOME ON 3 LOTS, LARGE POLE BARN FOR GARAGE COULD HOLD 3 CARS. HAS FINISHED ATTIC THAT COULD BE 3RD BED. SQ. FOOTAGE IS PER AUDITOR. BUYER PAYS ALL CLOSING AND CONVEYANCE FEES. SELLERS ADDENDUM TOBE MADE PART OF CONTRACT. CLOSING THROUGH LOUISVILLE TITLE. SPECIAL FINANCING AVAILABLE, CONTACT AGENT FOR DETAILS. INFO# 3917

23. 2005-02-14
    listed $70,000 326-char remark

    Show marketing remark (326 chars)

    2 BR HOME ON 3 LOTS, LARGE POLE BARN FOR GARAGE COULD HOLD 3 CARS. HAS FINISHED ATTIC THAT COULD BE 3RD BED. SQ. FOOTAGE IS PER AUDITOR. BUYER PAYS ALL CLOSING AND CONVEYANCE FEES. SELLERS ADDENDUM TOBE MADE PART OF CONTRACT. CLOSING THROUGH LOUISVILLE TITLE. SPECIAL FINANCING AVAILABLE, CONTACT AGENT FOR DETAILS. INFO# 3917

24. 1997-03-31
    soldstatus $45,000
25. 1992-05-13
    soldstatus $35,000
26. 1990-05-24
    soldstatus $35,000

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$91/yr (+$8/mo · 6.6%)

ⓘ 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 ≥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: $16,265
• − Mortgage interest: −$5,596
• − Property taxes: −$1,377
• − Insurance: −$500
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,906
• Taxable income: $3,284
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $3,898/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

+219.7% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $111,900 NORIS
• 2026-04-02 Price Changed $129,900 NORIS
• 2026-03-16 Price Changed $139,990 NORIS
• 2026-03-03 Listed $149,900 NORIS
• 2026-03-02 Sold (Public Records) $62,000 Public Records
• 2025-10-14 Price Changed $67,500 NORIS
• 2005-04-15 Sold (MLS) $67,500 NORIS
• 2005-02-14 Listed $70,000 NORIS
• 1997-03-31 Sold (Public Records) $45,000 Public Records
• 1992-05-13 Sold (Public Records) $35,000 Public Records
• 1990-05-24 Sold (Public Records) $35,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,377 · +7.3% YoY. Source: county tax records.