120 W 5th St · Port Clinton, OH 43452

$125,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 59 Days on market

Built 1930 Fair condition 1,950 sqft lot $153/sqft · 8% below area Est $167k · 25% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +5.5/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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

• 1,950 sq ft lot
• Built 1930
• Listed 58 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-21 ($-247/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (23.4% below list).
• Recommended offer: $96k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 0.9% 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+, health & safety B+; 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.
• Zoned schools: Bataan Memorial Primary School (352 students, 79% FRL); Port Clinton Middle School (math 59% / reading 64%, grade B+, #248 of 654 statewide, top 38%, 350 students, 45% FRL); Port Clinton High School (math 37% / reading 62%, grade D, #390 of 781 statewide, top 54%, 509 students, 38% FRL).
• Market conditions: 346 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) 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 $95,782 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $167,148
• List price: $125,000
• Delta: -25.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Washington St	0.34mi	2/1.0	800 (-2%)	3mo	$171,000	$214	78
415 Fremont Rd	0.28mi	2/1.0	768 (-6%)	2mo	$130,000	$169	76
418 Harrison St	0.23mi	2/2.0	800 (-2%)	20mo	$169,900	$212	66
606 Fremont Rd	0.47mi	2/1.0	876 (+7%)	6mo	$154,000	$176	61
721 Monroe St	0.26mi	2/1.0	699 (-14%)	10mo	$105,000	$150	56
840 S Madison St	0.44mi	2/1.0	714 (-12%)	7mo	$148,900	$209	53
414 Lincoln Dr	0.62mi	2/1.0	740 (-9%)	16mo	$164,800	$223	42

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-21,603
• Equity at exit: $18,638

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-20,655
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 5 under contract
• Months of supply: 1.0 mo (100%/mo absorbed)
• Median asking: $189,900 ($204/sqft)
• Median days on market: 19 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43452

• Active inventory: 346
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-21

Break-even live

Break-even rent $984

Max offer price $121,369

Occupancy floor 97%

Sensitivity live

Price	-10% $50	-5% $15	+0% $-21	+5% $-56	+10% $-91
Rent	-10% $-96	-5% $-58	+0% $-21	+5% $17	+10% $55
Rate	-1.0pp $42	-0.5pp $11	base $-21	+0.5pp $-53	+1.0pp $-86

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 W 6th St Unit 5 Port Clinton, OH	1.0	1.0	900	$900	$1.00	1d	1	0.52mi
707 Lincoln Ct Port Clinton, OH	1.0–2.0	1.0	600	$1,045	$1.74	1d	1	0.64mi

Property features AI

Exterior

• Parking: Paved off-street parking; no garage
• Utilities: Public waterPublic sewer
• Home design: One-story homeWood siding exteriorAsphalt/fiberglass roof
• Construction: Wood siding constructionAsphalt/fiberglass roof
• Exterior features: Paved off-street parking (no garage)

Interior

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

Listing history 16 events

1. 2026-07-07
   days on market $125,000 Active 59 DOM
2. 2026-07-07
   days on marketlisting id $125,000 Active 58 DOM
3. 2026-06-04
   days on market $125,000 Active 29 DOM
4. 2026-06-02
   days on market $125,000 Active 28 DOM
5. 2026-06-01
   days on market $125,000 Active 27 DOM
6. 2026-05-31
   days on market $125,000 Active 26 DOM
7. 2026-05-05
   price $125,000 281-char remark
8. 2026-05-05
   listed $125 Active 281-char remark
9. 2026-05-05
   listed $125,000 Active 362-char remark
10. 2026-04-09
    listed $125,000 Active
11. 2021-07-18
    historical
12. 2021-07-17
    historical
13. 2020-11-02
    listed $99,900
14. 2020-11-02
    listed $99,900
15. 1994-04-11
    soldstatus $29,000
16. 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: $11,494
• − Mortgage interest: −$7,002
• − Property taxes: −$836
• − Insurance: −$625
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$3,636
• Taxable loss: −$2,444
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $340/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $20,400–$36,720 screening

The home requires moderate repairs to the exterior and landscaping to improve its curb appeal and overall condition.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate Siding — Weathered and faded, indicating wear and tear.
• Moderate Landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Both Paint exterior — Fresh paint would improve curb appeal and home value. ↑
• Both Landscaping — A well-maintained yard would enhance both resale and rental appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Bataan Memorial Intermediate School C OH #778/1,584 Nat'l #9,637/41,679 Middle Port Clinton Middle School B+ OH #248/654 Nat'l #1,620/14,009 High Port Clinton High School D OH #390/781 Nat'l #5,677/17,239

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

B Composite livability gradescore 72/100

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 · 39,548 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Paved off-street parking; no garage
• Utilities: Public waterPublic sewer
• Home design: One-story homeWood siding exteriorAsphalt/fiberglass roof
• Construction: Wood siding constructionAsphalt/fiberglass roof
• Exterior features: Paved off-street parking (no garage)

Interior

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

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.