808 Bataan Ln · Port Clinton, OH 43452

$178,000

3 bd · 2.0 ba · 1,568 sqft · MultiFamily public records · 21 Days on market

Built 1944 0.33 ac lot Est $169k · 5% 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
• ARV discount +5.2/15.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Looking for your next investment opportunity in Vacationland? Here it is! This ranch style duplex offers a 2 bedroom/1 bath unit & a 1 bedroom/1 bath unit. Both are currently occupied with a strong rental history. Centrally located in Port Clinton with easy access to Route 2 & all the local amenities. Don't miss this opportunity to build or add to your investment portfolio.

Key facts

• Own heat source
• Updated duplex
• Park like setting

Tags

• UPDATED DUPLEX
• PARK LIKE SETTING
• CENTRALLY LOCATED
• OWN HEAT SOURCE
• PLENTY OF PARKING
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Attached paved garage with 1 garage space
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Duplex residential income property; Located in Erie Gardens Add subdivision; Facing direction not specified
• Construction: Brick and vinyl siding construction
• Exterior features: Asphalt roof; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Heating & cooling: Natural gas forced-air heating
• Interior features: Dryer; Range; Refrigerator; Washer; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×4bd/2ba units multifamily listed at $178k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $178k).
• Recommended offer: $175k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 2.3% in Port Clinton — 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 72/100 on livability (#359 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment C-, amenities F, commute F.
• Port Clinton City (town): math 55% / reading 59% proficiency, ranked #342 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• At $4,500/mo this rent would consume 85% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ottawa County population projected at -19% 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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $145k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,330 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.53% ✓
• Cap rate: 22.50%
• Cash-on-cash: 57.89%
• DSCR: 3.58
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815-817 Bataan Ln	0.02mi	4/2.0 (+1)	1,344 (-14%)	18mo	$54,220	$40	56
516 Jefferson St	0.73mi	4/2.0 (+1)	1,694 (+8%)	4mo	$182,500	$108	44

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: 56.4%
• Equity multiple: 3.49×
• Total profit: $124,316
• Equity at exit: $26,540

10-year hold

• IRR: 61.4%
• Equity multiple: 7.13×
• Total profit: $305,523
• Equity at exit: $15,390

Cash invested: $49,840 (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 43452

• Active inventory: 220
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $2,404

Break-even live

Break-even rent $1,456

Max offer price $178,000

Occupancy floor 42%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,997
1× unit	4	2	$2,503
Total (2 units)			$4,500

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
727 Madison St Port Clinton, OH	3.0	1.0	1700	$1,800	$1.06	44d	1	0.77mi

Listing history 23 events

1. 2026-06-18
   days on market $178,000 Active 21 DOM
2. 2026-06-17
   days on market $178,000 Active 20 DOM
3. 2026-06-16
   days on market $178,000 Active 19 DOM
4. 2026-06-15
   days on market $178,000 Active 18 DOM
5. 2026-06-13
   days on market $178,000 Active 16 DOM
6. 2026-06-12
   days on market $178,000 Active 15 DOM
7. 2026-06-09
   days on market $178,000 Active 12 DOM
8. 2026-06-08
   days on market $178,000 Active 11 DOM
9. 2026-06-08
   days on market $178,000 Active 10 DOM
10. 2026-06-07
    days on market $178,000 Active 9 DOM
11. 2026-06-04
    days on market $178,000 Active 6 DOM
12. 2026-06-02
    days on market $178,000 Active 5 DOM
13. 2026-06-01
    days on market $178,000 Active 4 DOM
14. 2026-05-31
    days on market $178,000 Active 3 DOM
15. 2026-05-27
    listed $178,000 Active
16. 2023-09-18
    soldstatus $145,000 Closed 388-char remark

    Show marketing remark (388 chars)

    Looking for your next investment opportunity in Vacationland? Here it is! This ranch style duplex offers a 2 bedroom/1 bath unit & a 1 bedroom/1 bath unit. Both are currently occupied with a strong rental history. Centrally located in Port Clinton with easy access to Route 2 & all the local amenities. Don't miss this opportunity to build or add to your investment portfolio.

17. 2023-09-18
    soldstatus $145,000

    Show marketing remark (388 chars)

    Looking for your next investment opportunity in Vacationland? Here it is! This ranch style duplex offers a 2 bedroom/1 bath unit & a 1 bedroom/1 bath unit. Both are currently occupied with a strong rental history. Centrally located in Port Clinton with easy access to Route 2 & all the local amenities. Don't miss this opportunity to build or add to your investment portfolio.

18. 2023-07-24
    historical Active Under Contract 388-char remark

    Show marketing remark (388 chars)

    Looking for your next investment opportunity in Vacationland? Here it is! This ranch style duplex offers a 2 bedroom/1 bath unit & a 1 bedroom/1 bath unit. Both are currently occupied with a strong rental history. Centrally located in Port Clinton with easy access to Route 2 & all the local amenities. Don't miss this opportunity to build or add to your investment portfolio.

19. 2023-07-19
    listed $135,000 Active

    Show marketing remark (388 chars)

    Looking for your next investment opportunity in Vacationland? Here it is! This ranch style duplex offers a 2 bedroom/1 bath unit & a 1 bedroom/1 bath unit. Both are currently occupied with a strong rental history. Centrally located in Port Clinton with easy access to Route 2 & all the local amenities. Don't miss this opportunity to build or add to your investment portfolio.

20. 2023-07-19
    listed $135,000 Active 388-char remark

    Show marketing remark (388 chars)

    Looking for your next investment opportunity in Vacationland? Here it is! This ranch style duplex offers a 2 bedroom/1 bath unit & a 1 bedroom/1 bath unit. Both are currently occupied with a strong rental history. Centrally located in Port Clinton with easy access to Route 2 & all the local amenities. Don't miss this opportunity to build or add to your investment portfolio.

21. 2016-03-04
    soldstatus $30,000
22. 2016-03-04
    soldstatus $30,000
23. 2015-12-28
    listed $44,900

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $2,246 · $187/mo
• Expected delta: +$531/yr (+$44/mo · 30.9%)

ⓘ 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 ≥96°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: $54,000
• − Mortgage interest: −$9,971
• − Property taxes: −$1,715
• − Insurance: −$890
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$5,178
• Taxable income: $27,606
• Est. tax owed @ 24.0%: −$6,625
• After-tax cash flow: $22,228/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: Port Clinton City
• NCES district ID: 3904465
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $47,532
• Composite: 48.34/100
• National rank: #2145
• State rank: #342 of 656 in OH

Livability — Port Clinton

• Score: 72/100
• State rank: #359
• US rank: #5778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Clinton, OH
• County: Ottawa · 37,113 people
• City population: 14,052
• Metro: Sandusky, OH
• Population (ZIP): 14,052
• Household income: $63,815
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 5.6

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 39,548 people
• By 2030: 38,297 · -3.2%
• By 2040: 35,070 · -11.3%
• By 2050: 31,956 · -19.2%
• By 2075: 27,454 · -30.6%
• By 2100: 23,596 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 2%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+25.1) · D 37.0% · R 62.1%
• 2008→2024 swing: -31.3pp toward R · 2008: 6.3pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+23.4 2016: R+19.6 2012: D+4.1 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.50%
• Current HPI: 219.0624
• 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

+296.4% since first listed

9 events — show timeline

• 2026-05-27 Listed $178,000 FAOR
• 2023-09-18 Sold (Public Records) $145,000 Public Records
• 2023-09-18 Sold (MLS) $145,000 FAOR
• 2023-07-24 Contingent — FAOR
• 2023-07-19 Listed $135,000 FAOR
• 2023-07-19 Listed $135,000 MLSNOW
• 2016-03-04 Sold (Public Records) $30,000 Public Records
• 2016-03-04 Sold (MLS) $30,000 FAOR
• 2015-12-28 Listed $44,900 FAOR

Property tax history

+10.2%/yr

Latest (2025): $1,715 · -2.0% YoY. Source: county tax records.