8931 France Ave · Custar, OH 43511

$88,000

4 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 45 Days on market

Built 1917 7,200 sqft lot $62/sqft · 11% above area Est $79k · 11% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Four bedroom home in Bowling Green schools! First floor master bedroom, newer carpeting formal dining room and remodeled bathroom for under $50K! Owner is a licensed Realtor in the State of Ohio.

Key facts

• Lowest taxes
• Village of custar
• Move in ready

Tags

• MOVE IN READY
• VILLAGE OF CUSTAR
• BOWLING GREEN SCHOOL DISTRICT
• LOWEST TAXES

Property features AI

Finance

• HOA & community: Neighborhood features include park, playground, street lights and sidewalks

Exterior

• Parking: 4 parking spaces; Driveway with alley access and concrete surfaces
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Propane available; Internet connected
• Home design: Single-family residence (house); Two levels / 2 stories; No shared/common walls; Vinyl siding exterior; Shingle roof; Block foundation with crawl space
• Construction: Vinyl siding construction; Shingle roof; Block foundation; Crawl space
• Exterior features: Covered porch; Rear patio; Wood fencing; Asphalt city street frontage

Interior

• Kitchen: Electric range; Refrigerator; Electric range connection; Water heater
• Bedrooms: Primary bedroom on main level; Bedroom 2 on upper level; Bedroom 3 on upper level; Bedroom 4 on upper level
• Flooring: Carpet; Combination flooring; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air; Ceiling fan(s); Wall unit(s)
• Interior features: Ceiling fan(s); Window treatments, screens and window coverings; Storm door(s)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#911 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Bowling Green City School District (town): math 40% / reading 58% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenwood Elementary School (math 52% / reading 67%, grade B-, #670 of 1,584 statewide, top 45%, 274 students, 43% FRL); Bowling Green Middle School (math 41% / reading 53%, grade D+, #451 of 654 statewide, top 70%, 630 students, 32% FRL); Bowling Green High School (math 29% / reading 65%, grade D-, #435 of 781 statewide, top 59%, 807 students, 23% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 8 active listings in the ZIP; solid renter incomes; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($608 loan paydown + $2k appreciation (1.9% local appreciation)).
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

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

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.78% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.03%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $79,459
• List price: $88,000
• Delta: 10.75%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23117 Defiance Pike	0.08mi	3/2.0 (-1)	1,344 (-6%)	3mo	$35,000	$26	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.04×
• Total profit: $50,252
• Equity at exit: $34,427

10-year hold

• IRR: 39.1%
• Equity multiple: 5.98×
• Total profit: $122,791
• Equity at exit: $49,360

Cash invested: $24,640 (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 43511

• Home prices YoY: 1.0%
• Active inventory: 8
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $699

Break-even live

Break-even rent $681

Max offer price $88,000

Occupancy floor 50%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-14
   statusdays on market $88,000 Pending 45 DOM
2. 2026-06-10
   days on market $88,000 Contingent 42 DOM
3. 2026-06-09
   days on market $88,000 Contingent 41 DOM
4. 2026-06-08
   days on market $88,000 Contingent 40 DOM
5. 2026-06-07
   days on market $88,000 Contingent 39 DOM
6. 2026-06-03
   days on market $88,000 Contingent 35 DOM
7. 2026-06-02
   days on market $88,000 Contingent 34 DOM
8. 2026-06-01
   days on market $88,000 Contingent 33 DOM
9. 2026-05-31
   days on market $88,000 Contingent 32 DOM
10. 2026-05-30
    days on market $88,000 Contingent 31 DOM
11. 2026-05-04
    historical Contingent 841-char remark
12. 2026-04-28
    listed $88,000 Active 841-char remark
13. 2025-10-13
    price $38,000 195-char remark

    Show marketing remark (195 chars)

    Four bedroom home in Bowling Green schools! First floor master bedroom, newer carpeting formal dining room and remodeled bathroom for under $50K! Owner is a licensed Realtor in the State of Ohio.

14. 2025-10-09
    price $65,000

    Show marketing remark (76 chars)

    Lots of updated. Beautiful hardwood floors. Extra large garage. Newer siding

15. 2021-11-19
    soldstatus $38,000 Closed 195-char remark

    Show marketing remark (195 chars)

    Four bedroom home in Bowling Green schools! First floor master bedroom, newer carpeting formal dining room and remodeled bathroom for under $50K! Owner is a licensed Realtor in the State of Ohio.

16. 2021-11-08
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Four bedroom home in Bowling Green schools! First floor master bedroom, newer carpeting formal dining room and remodeled bathroom for under $50K! Owner is a licensed Realtor in the State of Ohio.

17. 2021-10-26
    listed $49,990 Active 195-char remark

    Show marketing remark (195 chars)

    Four bedroom home in Bowling Green schools! First floor master bedroom, newer carpeting formal dining room and remodeled bathroom for under $50K! Owner is a licensed Realtor in the State of Ohio.

18. 2006-02-22
    soldstatus $56,000
19. 2006-02-15
    soldstatus $56,000
20. 2005-11-22
    price $56,000
21. 2005-09-28
    listed $51,000
22. 2004-12-15
    historical
23. 2004-03-22
    listed $69,900
24. 2002-10-31
    soldstatus $65,000

    Show marketing remark (76 chars)

    Lots of updated. Beautiful hardwood floors. Extra large garage. Newer siding

25. 2002-10-31
    soldstatus $65,000

    Show marketing remark (76 chars)

    Lots of updated. Beautiful hardwood floors. Extra large garage. Newer siding

26. 2002-08-03
    listed $69,900

    Show marketing remark (76 chars)

    Lots of updated. Beautiful hardwood floors. Extra large garage. Newer siding

27. 1999-10-14
    soldstatus $55,000
28. 1986-03-28
    soldstatus $25,000

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: +$448/yr (+$37/mo · 94.0%)

ⓘ 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 · 17 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: $18,784
• − Mortgage interest: −$4,929
• − Property taxes: −$477
• − Insurance: −$440
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,560
• Taxable income: $7,373
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $6,616/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: Bowling Green City School District
• NCES district ID: 3904363
• Math proficiency: 40% ▼ -27.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $37,785
• Composite: 40.72/100
• National rank: #3661
• State rank: #469 of 656 in OH

Livability — Custar

• Score: 62/100
• State rank: #911
• US rank: #17205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Custar, OH
• County: Wood · 127,168 people
• Metro: Toledo, OH
• Population (ZIP): 918
• Household income: $90,368
• Rent vs Own: 7.9% rent · 92.1% own

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: English 3% Romanian 2% Italian 2%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 198.9852
• Rent YoY: —
• Metro: —
• 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

+260.0% since first listed

20 events — show timeline

• 2026-06-17 Sold (MLS) $90,000 NORIS
• 2026-06-13 Pending — NORIS
• 2026-05-04 Contingent — NORIS
• 2026-04-28 Listed $88,000 NORIS
• 2025-10-13 Price Changed $38,000 NORIS
• 2025-10-09 Price Changed $65,000 NORIS
• 2021-11-19 Sold (MLS) $38,000 NORIS
• 2021-11-08 Pending — NORIS
• 2021-10-26 Listed $49,990 NORIS
• 2006-02-22 Sold (MLS) $56,000 NORIS
• 2006-02-15 Sold (Public Records) $56,000 Public Records
• 2005-11-22 Price Changed $56,000 NORIS
• 2005-09-28 Listed $51,000 NORIS
• 2004-12-15 Listing Removed — NORIS
• 2004-03-22 Listed $69,900 NORIS
• 2002-10-31 Sold (Public Records) $65,000 Public Records
• 2002-10-31 Sold (MLS) $65,000 NORIS
• 2002-08-03 Listed $69,900 NORIS
• 1999-10-14 Sold (Public Records) $55,000 Public Records
• 1986-03-28 Sold (Public Records) $25,000 Public Records

Property tax history

-17.9%/yr

Latest (2025): $477 · -3.1% YoY. Source: county tax records.