120 W 5th St · Port Clinton, OH 43452

$125,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 29 Days on market

Built 1930 1,951 sqft lot $153/sqft · 15% below area Est $148k · 15% 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 +30.0/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Listing remarks

Why rent when you can buy or buy your first rental! The tenant would like to stay! 2-bedroom, 1-bath home with the possibility of two additional bedrooms upstairs (no heat source). Finished walk-up attic with 2 large landings and a 3rd bedroom. Perfect little getaway home with a small yard requiring little upkeep! 24-hour notice to show- tenant occupied.

Key facts

• 1,951 sq ft lot
• Built 1930
• Listed 29 days

Property features AI

Exterior

• Parking: Paved off-street parking; no garage
• Utilities: Public water; Public sewer
• Home design: One-story home; Wood siding exterior; Asphalt/fiberglass roof
• Construction: Wood siding construction; Asphalt/fiberglass roof
• Exterior features: Paved off-street parking (no garage)

Interior

• Kitchen: Kitchen (first level)
• Bedrooms: Two main-level bedrooms; Additional second-level bonus room
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Gas forced-air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $29k; list at $125k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $147,666
• List price: $125,000
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Harrison St	0.23mi	2/2.0	800 (-2%)	16mo	$169,900	$212	68
606 Fremont Rd	0.47mi	2/1.0	876 (+7%)	2mo	$154,000	$176	64
721 Monroe St	0.26mi	2/1.0	699 (-14%)	6mo	$105,000	$150	58
840 S Madison St	0.44mi	2/1.0	714 (-12%)	4mo	$148,900	$209	56
414 Lincoln Dr	0.62mi	2/1.0	740 (-9%)	13mo	$164,800	$223	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: 17.1%
• Equity multiple: 1.69×
• Total profit: $24,149
• Equity at exit: $18,638

10-year hold

• IRR: 25.6%
• Equity multiple: 3.23×
• Total profit: $78,137
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $698

Break-even live

Break-even rent $984

Max offer price $125,000

Occupancy floor 58%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-04
   days on market $125,000 Active 29 DOM
2. 2026-06-02
   days on market $125,000 Active 28 DOM
3. 2026-06-01
   days on market $125,000 Active 27 DOM
4. 2026-05-31
   days on market $125,000 Active 26 DOM
5. 2026-05-05
   price $125,000 281-char remark
6. 2026-05-05
   listed $125 Active 281-char remark
7. 2026-05-05
   listed $125,000 Active 362-char remark
8. 2026-04-09
   listed $125,000 Active
9. 2021-07-18
   historical
10. 2021-07-17
    historical
11. 2020-11-02
    listed $99,900
12. 2020-11-02
    listed $99,900
13. 1994-04-11
    soldstatus $29,000
14. 1988-09-13
    soldstatus $23,000

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$557/yr (+$46/mo · 66.7%)

ⓘ 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: $22,402
• − Mortgage interest: −$7,002
• − Property taxes: −$836
• − Insurance: −$625
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$3,636
• Taxable income: $6,719
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $6,758/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

+443.5% since first listed

10 events — show timeline

• 2026-06-06 Listing Removed — NORIS
• 2026-05-05 Price Changed $125,000 NORIS
• 2026-05-05 Listed $125 NORIS
• 2026-05-05 Listed $125,000 MLSNOW
• 2021-07-18 Listing Removed — NORIS
• 2021-07-17 Listing Removed — MLSNOW
• 2020-11-02 Listed $99,900 MLSNOW
• 2020-11-02 Listed $99,900 NORIS
• 1994-04-11 Sold (Public Records) $29,000 Public Records
• 1988-09-13 Sold (Public Records) $23,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $836 · -2.0% YoY. Source: county tax records.