265 S Meachem Rd #39 · Port Clinton, OH 43452

$105,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily · 20 Days on market

Built 2001

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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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Your very own retreat! 3 bedroom, 2 full bath, 1532 square ft. home with portage lake views. Sit on your back deck while having a barbeque and watch the beautiful sunset over the lake. Inside you will find a master suite with a master bath that includes a large jacuzzi tub and shower. The laundry room is big enough for a full size washer and dryer which are included with this home. The opposite end of the home includes the other 2 large bedrooms with a full bath. This home features an open floor plan with a large kitchen and pantry with center island for entertaining as well as a huge living room and if that's not enough space it has a 345 sq. ft. addition that may be used for an family room or just a game room. Plenty of storage in this home. There is a deck out front, deck off of addition and a covered patio off sliding glass doors in kitchen, a shed and a large yard with views of the lake. The marina where You may dock your boat for a small fee or just use the boat ramp is all

Key facts

• Built 2001
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 2.4% 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: 224 active listings in the ZIP; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• At $2,436/mo this rent would consume 46% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $40k; list at $105k implies a 162% 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 $103,425 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.32% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.92%
• DSCR: 3.18
• GRM: 3.6

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: 43.5%
• Equity multiple: 2.88×
• Total profit: $55,173
• Equity at exit: $15,656

10-year hold

• IRR: 49.5%
• Equity multiple: 5.80×
• Total profit: $141,211
• Equity at exit: $9,078

Cash invested: $29,400 (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: 224
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $1,132

Break-even live

Break-even rent $1,003

Max offer price $105,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,205	-5% $1,168	+0% $1,132	+5% $1,096	+10% $1,060
Rent	-10% $940	-5% $1,036	+0% $1,132	+5% $1,228	+10% $1,325
Rate	-1.0pp $1,185	-0.5pp $1,159	base $1,132	+0.5pp $1,105	+1.0pp $1,077

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2024-07-14
   status Pending
2. 2024-06-24
   listed $105,000 Active
3. 2020-12-30
   soldstatus $40,000 999-char remark

   Show marketing remark (999 chars)

   Wow! Your very own retreat! 3 bedroom, 2 full bath, 1532 square ft. home with portage lake views. Sit on your back deck while having a barbeque and watch the beautiful sunset over the lake. Inside you will find a master suite with a master bath that includes a large jacuzzi tub and shower. The laundry room is big enough for a full size washer and dryer which are included with this home. The opposite end of the home includes the other 2 large bedrooms with a full bath. This home features an open floor plan with a large kitchen and pantry with center island for entertaining as well as a huge living room and if that's not enough space it has a 345 sq. ft. addition that may be used for an family room or just a game room. Plenty of storage in this home. There is a deck out front, deck off of addition and a covered patio off sliding glass doors in kitchen, a shed and a large yard with views of the lake. The marina where You may dock your boat for a small fee or just use the boat ramp is all

4. 2020-10-19
   listed $49,900 999-char remark

   Show marketing remark (999 chars)

   Wow! Your very own retreat! 3 bedroom, 2 full bath, 1532 square ft. home with portage lake views. Sit on your back deck while having a barbeque and watch the beautiful sunset over the lake. Inside you will find a master suite with a master bath that includes a large jacuzzi tub and shower. The laundry room is big enough for a full size washer and dryer which are included with this home. The opposite end of the home includes the other 2 large bedrooms with a full bath. This home features an open floor plan with a large kitchen and pantry with center island for entertaining as well as a huge living room and if that's not enough space it has a 345 sq. ft. addition that may be used for an family room or just a game room. Plenty of storage in this home. There is a deck out front, deck off of addition and a covered patio off sliding glass doors in kitchen, a shed and a large yard with views of the lake. The marina where You may dock your boat for a small fee or just use the boat ramp is all

ⓘ 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: $29,229
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$1,322
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$3,055
• Taxable income: $12,719
• Est. tax owed @ 24.0%: −$3,053
• After-tax cash flow: $10,534/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

• 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

+110.4% since first listed

4 events — show timeline

• 2024-07-14 Pending — FAOR
• 2024-06-24 Listed $105,000 FAOR
• 2020-12-30 Sold (MLS) $40,000 MLSNOW
• 2020-10-19 Listed $49,900 MLSNOW