6125 Bryan Rd · Oregon, OH 43616

$104,000

5 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 19 Days on market

Built 1949 5,663 sqft lot $50/sqft · 47% below area Est $195k · 47% under ↓ 18% since listing

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

This 5 bedroom 2 full bath that sits on a crawl foundation with over 2000 sqft of living space. This property is in need of some updates and is looking for your TLC. This property sits in a neighborhood right next to the waters of lake Erie. If you are looking for a project this is for you. ?All offers must be submitted by the buyer?s agent using the online offer management system. Access the system via the link below.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Tax year: 2025

Exterior

• Parking: Has garage (1.5 garage spaces); Total parking for 2 vehicles; Driveway with gravel surface
• Utilities: Electricity connected (100 Amp service); Natural gas available; Public water connected; Public sewer
• Home design: Single-family residence (house); Two levels / 2 stories; Not attached to other structures; Living area approximately 2,060
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Asphalt/shingle roof; Chain link fencing; Shed(s) on property; Irregular, wooded lot; City street frontage with asphalt road

Interior

• Kitchen: Kitchen on main level (10 x 8)
• Bedrooms: Bedroom 2 on main level (10 x 10); Bedroom 3 on main level (12 x 10); Bedroom 4 on upper level (15 x 12); Bedroom 5 on upper level (12 x 12)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Cooling: Other
• Interior features: 8 total rooms; Other interior features; Fireplaces in family room and living room (2 total)
• Laundry & utility: Laundry on main level; Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $102k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.3% 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); Fassett Junior High School (math 42% / reading 54%, grade C-, #441 of 654 statewide, top 68%, 519 students, 40% FRL); Clay High School (math 27% / reading 69%, grade D, #429 of 781 statewide, top 55%, 1,139 students, 39% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 80 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 $719 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,440 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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: 1.87% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.31%
• DSCR: 2.35
• GRM: 4.5

CMA / ARV

• ARV (median comp): $194,614
• List price: $104,000
• Delta: -46.56%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 James Rd	0.21mi	4/2.0 (-1)	1,870 (-9%)	15mo	$272,000	$145	58
1856 N Stadium Rd	0.47mi	4/1.0 (-1)	1,862 (-10%)	9mo	$185,000	$99	45

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $30,071
• Equity at exit: $15,507

10-year hold

• IRR: 32.8%
• Equity multiple: 3.98×
• Total profit: $86,831
• Equity at exit: $8,992

Cash invested: $29,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $735

Break-even live

Break-even rent $1,016

Max offer price $104,000

Occupancy floor 57%

Sensitivity live

Price	-10% $794	-5% $765	+0% $735	+5% $706	+10% $677
Rent	-10% $582	-5% $659	+0% $735	+5% $812	+10% $889
Rate	-1.0pp $788	-0.5pp $762	base $735	+0.5pp $709	+1.0pp $681

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   listed $104,000 Active 422-char remark
2. 2025-11-19
   soldstatus $126,100

ⓘ 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: $2,569 · $214/mo
• Projected year-2 tax: $2,569 · $214/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 · 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: $23,366
• − Mortgage interest: −$5,826
• − Property taxes: −$2,569
• − Insurance: −$520
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$3,025
• Taxable income: $7,687
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $6,981/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

-17.5% since first listed

3 events — show timeline

• 2026-05-26 Pending — NORIS
• 2026-05-06 Listed $104,000 NORIS
• 2025-11-19 Sold (Public Records) $126,100 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,569 · +26.9% YoY. Source: county tax records.