586 Lincoln St · Middleport, OH 45760

$76,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 59 Days on market

Built 1910 $69/sqft · 10% below area Est $85k · 10% under

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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 +29.7/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This single-family home features several updates, including new paint, flooring, select cabinets, and a stove. With covered front and back porches and a location in a pleasant neighborhood, it presents a great opportunity for personal renovation or use as a rental property. The Village of Middleport is also actively engaged in improvements across the village for this Ohio river town, adding to the home's investment potential.

Key facts

• Personal renovation
• Investment potential
• Built 1910

Tags

• COVERED FRONT AND BACK PORCHES
• PERSONAL RENOVATION
• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#765 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Meigs Local (rural): math 20% / reading 35% proficiency, ranked #594 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; lower-income renter base — watch delinquency; 3 units permitted in Meigs County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $576 of equity ($532 loan paydown + $44 appreciation (0.1% local appreciation)).
• Meigs County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $28k; list at $77k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,593 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1910 — 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. 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?
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: 1.29% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.59%
• DSCR: 1.69
• GRM: 6.4

CMA / ARV

• ARV (median comp): $85,007
• List price: $76,900
• Delta: -9.54%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
690 Brownell Ave	0.24mi	3/1.0	1,148 (+2%)	8mo	$130,000	$113	78
3 Peach Circle Dr	0.24mi	2/2.0 (-1)	1,164 (+4%)	19mo	$109,900	$94	58
642 Mill St	0.26mi	3/1.0	1,276 (+14%)	13mo	$19,000	$15	54
550 Russell St. St	0.61mi	3/1.0	1,088 (-3%)	17mo	$125,000	$115	53
543 Grant St	0.15mi	2/1.0 (-1)	984 (-12%)	19mo	$20,000	$20	52
249 North Third Ave	0.44mi	3/2.0	1,264 (+13%)	10mo	$131,500	$104	46
159 Cole St	0.43mi	3/2.0	1,020 (-9%)	21mo	$45,000	$44	44
761 Ash St	0.46mi	2/1.0 (-1)	960 (-14%)	18mo	$75,000	$78	34

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

Projected returns pro-forma

0.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.73×
• Total profit: $15,778
• Equity at exit: $22,550

10-year hold

• IRR: 19.7%
• Equity multiple: 3.18×
• Total profit: $47,007
• Equity at exit: $27,283

Cash invested: $21,532 (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 45760

• Home prices YoY: 0.0%
• Active inventory: 9
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$403
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $280

Break-even live

Break-even rent $641

Max offer price $76,900

Occupancy floor 67%

Sensitivity live

Price	-10% $323	-5% $302	+0% $280	+5% $258	+10% $236
Rent	-10% $201	-5% $240	+0% $280	+5% $319	+10% $358
Rate	-1.0pp $319	-0.5pp $299	base $280	+0.5pp $260	+1.0pp $240

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-06
   listed $77,900 Active 429-char remark

   Show marketing remark (429 chars)

   This single-family home features several updates, including new paint, flooring, select cabinets, and a stove. With covered front and back porches and a location in a pleasant neighborhood, it presents a great opportunity for personal renovation or use as a rental property. The Village of Middleport is also actively engaged in improvements across the village for this Ohio river town, adding to the home's investment potential.

2. 2026-01-08
   listed $77,900 Active 429-char remark

   Show marketing remark (429 chars)

   This single-family home features several updates, including new paint, flooring, select cabinets, and a stove. With covered front and back porches and a location in a pleasant neighborhood, it presents a great opportunity for personal renovation or use as a rental property. The Village of Middleport is also actively engaged in improvements across the village for this Ohio river town, adding to the home's investment potential.

3. 2024-03-01
   soldstatus $27,500 Closed
4. 2024-02-15
   status Pending
5. 2024-01-25
   price $29,900
6. 2023-12-26
   price $34,500
7. 2023-11-22
   listed $39,900 Active

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $1,026 · $85/mo
• Expected delta: +$174/yr (+$15/mo · 20.4%)

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

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$4,308
• − Property taxes: −$852
• − Insurance: −$384
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,237
• Taxable income: $2,249
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $2,818/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: Meigs Local
• NCES district ID: 3904852
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $34,110
• Composite: 22.56/100
• National rank: #8079
• State rank: #594 of 656 in OH

Livability — Middleport

• Score: 64/100
• State rank: #765
• US rank: #13813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleport, OH
• County: Meigs · 23,356 people
• Population (ZIP): 3,682
• Household income: $37,014
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 9.3

Population outlook (Meigs County) Hauer SSP2

• Today (2025): 21,933 people
• By 2030: 20,975 · -4.4%
• By 2040: 18,650 · -15.0%
• By 2050: 16,243 · -25.9%
• By 2075: 10,860 · -50.5%
• By 2100: 6,510 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Iranian 3% Slovak 2% German 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Meigs

• 2024 margin: Solid R (+57.0) · D 21.2% · R 78.1%
• 2008→2024 swing: -38.4pp toward R · 2008: -18.6pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.2 2016: R+50.1 2012: R+18.8 2008: R+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.06%
• Current HPI: 141.1158
• 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

+95.2% since first listed

7 events — show timeline

• 2026-03-06 Listed $77,900 ACBOR
• 2026-01-08 Listed $77,900 SVAR
• 2024-03-01 Sold (MLS) $27,500 ACBOR
• 2024-02-15 Pending — ACBOR
• 2024-01-25 Price Changed $29,900 ACBOR
• 2023-12-26 Price Changed $34,500 ACBOR
• 2023-11-22 Listed $39,900 ACBOR

Property tax history

+12.5%/yr

Latest (2025): $852 · +10.0% YoY. Source: county tax records.