265 S Meachem · Port Clinton, OH 43452

$144,900

3 bd · 1.5 ba · 980 sqft · Manufactured · 279 Days on market

Built 1989 Good condition

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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 +7.5/15.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From Sun Up To Sun Set and in between, Live in full time or a summer get away, it's all here. Club House by the inground pool with stage for entertainer, movie night, gold cart poker runs and much more. This 3 bedroom mobile home was a 2 bath so a shower could be put back in the master bath. Kitchen has been totally redone and the gas stove and refrigerator are even newer. Screened porch is such a great addition for sitting and enjoying the view, entertaining and more. Marina with easy access to the lake.

Key facts

• Inground pool
• Screened porch
• 3 parking spots

Tags

• INGROUND POOL
• SCREENED PORCH
• EASY ACCESS TO THE LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 41% 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 $1k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $12k; list at $145k implies a 1108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.51% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.35%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $18,325
• Equity at exit: $21,605

10-year hold

• IRR: 20.4%
• Equity multiple: 2.73×
• Total profit: $69,993
• Equity at exit: $12,528

Cash invested: $40,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $655

Break-even live

Break-even rent $1,352

Max offer price $144,900

Occupancy floor 65%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $144,900 Active 279 DOM
2. 2026-06-17
   days on market $144,900 Active 278 DOM
3. 2026-06-16
   days on market $144,900 Active 277 DOM
4. 2026-06-15
   days on market $144,900 Active 276 DOM
5. 2026-06-13
   days on market $144,900 Active 274 DOM
6. 2026-06-12
   days on market $144,900 Active 273 DOM
7. 2026-06-09
   days on market $144,900 Active 270 DOM
8. 2026-06-08
   days on market $144,900 Active 269 DOM
9. 2026-06-08
   days on market $144,900 Active 268 DOM
10. 2026-06-07
    days on market $144,900 Active 267 DOM
11. 2026-06-04
    days on market $144,900 Active 264 DOM
12. 2026-06-02
    days on market $144,900 Active 263 DOM
13. 2026-06-01
    days on market $144,900 Active 262 DOM
14. 2026-05-31
    days on market $144,900 Active 261 DOM
15. 2025-09-10
    listed $149,900 Active 515-char remark

    Show marketing remark (515 chars)

    From Sun Up To Sun Set and in between, Live in full time or a summer get away, it's all here. Club House by the inground pool with stage for entertainer, movie night, gold cart poker runs and much more. This 3 bedroom mobile home was a 2 bath so a shower could be put back in the master bath. Kitchen has been totally redone and the gas stove and refrigerator are even newer. Screened porch is such a great addition for sitting and enjoying the view, entertaining and more. Marina with easy access to the lake.

16. 2014-10-23
    soldstatus $12,000 128-char remark

    Show marketing remark (128 chars)

    1989 14 x 70 Fantasy Mfg. Home 3 BR, 2 Bath, Kitchen, Dinette, Living Room, Laundry, and Enclosed porch. Also Storage shed.

17. 2014-10-01
    listed $12,900 128-char remark

    Show marketing remark (128 chars)

    1989 14 x 70 Fantasy Mfg. Home 3 BR, 2 Bath, Kitchen, Dinette, Living Room, Laundry, and Enclosed porch. Also Storage shed.

18. 2008-09-26
    soldstatus $17,500
19. 2008-07-15
    listed $19,500
20. 2005-09-29
    historical
21. 2003-09-29
    listed $23,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $26,173
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$1,522
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$4,215
• Taxable income: $5,958
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $6,433/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 · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed to enhance its curb appeal and interior. The property offers a great location with a pool and marina access, making it suitable for both full-time and seasonal living.

Value-add opportunities

• Resale Update exterior siding — Fresh siding can improve curb appeal and home value
• Resale Paint interior walls — Fresh paint can make the interior look more inviting and modern
• Both Replace outdoor lighting — Newer, brighter lighting can improve curb appeal and safety
• Resale Install new flooring in bathrooms — New flooring can make bathrooms more appealing and easier to maintain
• Resale Upgrade kitchen appliances — Upgraded appliances can make the kitchen more functional and attractive

Renovation cost estimate screening

Value-add ROI direction

• Resale Update exterior siding — Fresh siding can improve curb appeal and home value ↑
• Resale Paint interior walls — Fresh paint can make the interior look more inviting and modern ↑
• Both Replace outdoor lighting — Newer, brighter lighting can improve curb appeal and safety ↑
• Resale Install new flooring in bathrooms — New flooring can make bathrooms more appealing and easier to maintain ↑
• Resale Upgrade kitchen appliances — Upgraded appliances can make the kitchen more functional and attractive ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+527.2% since first listed

7 events — show timeline

• 2025-09-10 Listed $149,900 NORIS
• 2014-10-23 Sold (MLS) $12,000 FAOR
• 2014-10-01 Listed $12,900 FAOR
• 2008-09-26 Sold (MLS) $17,500 MLSNOW
• 2008-07-15 Listed $19,500 MLSNOW
• 2005-09-29 Listing Removed — NORIS
• 2003-09-29 Listed $23,900 NORIS