407 Fremont Rd · Port Clinton, OH 43452

$189,000

2 bd · 1.0 ba · 980 sqft · MultiFamily public records · 25 Days on market

Built 2022

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Why this score? — see what drove the C+ 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

Key facts

• Central ac
• Major updates
• Brand new furnace

Tags

• MAJOR UPDATES
• HARDWOOD FLOORS
• DEDICATED LAUNDRY ROOM
• BRAND NEW FURNACE
• CENTRAL AC
• UPDATED ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $189k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 224 active listings in the ZIP; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $6k 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 25 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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 $150k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.5

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,993
• Equity at exit: $28,181

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $35,055
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $450

Break-even live

Break-even rent $1,529

Max offer price $189,000

Occupancy floor 74%

Sensitivity live

Price	-10% $557	-5% $504	+0% $450	+5% $397	+10% $343
Rent	-10% $284	-5% $367	+0% $450	+5% $533	+10% $616
Rate	-1.0pp $545	-0.5pp $498	base $450	+0.5pp $401	+1.0pp $351

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-21
   days on market $189,000 Active 25 DOM
2. 2026-06-18
   days on market $189,000 Active 23 DOM
3. 2026-06-17
   days on market $189,000 Active 22 DOM
4. 2026-06-16
   days on market $189,000 Active 21 DOM
5. 2026-06-15
   days on market $189,000 Active 20 DOM
6. 2026-06-13
   days on market $189,000 Active 18 DOM
7. 2026-06-12
   days on market $189,000 Active 17 DOM
8. 2026-06-09
   days on market $189,000 Active 14 DOM
9. 2026-06-08
   days on market $189,000 Active 13 DOM
10. 2026-06-08
    days on market $189,000 Active 12 DOM
11. 2026-06-07
    days on market $189,000 Active 11 DOM
12. 2026-06-04
    days on market $189,000 Active 8 DOM
13. 2026-06-02
    days on market $189,000 Active 7 DOM
14. 2026-06-01
    days on market $189,000 Active 6 DOM
15. 2026-05-31
    days on market $189,000 Active 5 DOM
16. 2026-05-26
    listed $189,000 Active
17. 2025-10-14
    price $150,000 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

18. 2024-06-17
    soldstatus $150,000
19. 2024-06-14
    soldstatus $150,000 Closed 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

20. 2024-06-14
    soldstatus $150,000 Closed 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

21. 2024-06-14
    soldstatus $150,000 Closed

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

22. 2024-06-12
    status Pending

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

23. 2024-06-12
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

24. 2024-06-12
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

25. 2024-05-17
    historical Active Under Contract 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

26. 2024-05-17
    historical Contingent

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

27. 2024-05-17
    historical Contingent 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

28. 2024-05-10
    status Active 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

29. 2024-05-10
    status Active

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

30. 2024-05-10
    status Active 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

31. 2024-04-12
    historical Contingent

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

32. 2024-04-12
    historical Active Under Contract 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

33. 2024-04-12
    historical Contingent 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

34. 2024-03-27
    listed $164,900 Active 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

35. 2024-03-27
    listed $164,900 Active 448-char remark

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

36. 2024-03-27
    listed $164,900 Active

    Show marketing remark (448 chars)

    Come check out this two-bedroom, one-bath ranch-style home with a two-car detached garage. The home can be sold furnished (minus some personal items) and is currently used as an Airbnb. Buyers can assume the future rentals, or you can use this as a personal residence! There is a second home in the rear that needs extensive repairs. You could live in the main home, fix the back house, and rent it out for future income! Call today to take a look.

37. 2019-08-02
    soldstatus $39,000
38. 2010-04-19
    historical
39. 2010-04-19
    historical
40. 2009-10-19
    listed $57,000
41. 2009-10-19
    listed $57,000
42. 2009-10-18
    historical
43. 2009-10-18
    historical
44. 2009-04-18
    listed $62,500
45. 2009-04-18
    listed $62,500
46. 1999-01-15
    soldstatus $64,500
47. 1985-03-04
    soldstatus $45,000

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $2,302 · $192/mo
• Expected delta: +$647/yr (+$54/mo · 39.1%)

ⓘ 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: $25,182
• − Mortgage interest: −$10,587
• − Property taxes: −$1,655
• − Insurance: −$945
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$5,498
• Taxable income: $2,468
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $4,808/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

+320.0% since first listed

32 events — show timeline

• 2026-05-26 Listed $189,000 FSBO.com
• 2025-10-14 Price Changed $150,000 NORIS
• 2024-06-17 Sold (Public Records) $150,000 Public Records
• 2024-06-14 Sold (MLS) $150,000 MLSNOW
• 2024-06-14 Sold (MLS) $150,000 FAOR
• 2024-06-14 Sold (MLS) $150,000 NORIS
• 2024-06-12 Pending — MLSNOW
• 2024-06-12 Pending — FAOR
• 2024-06-12 Pending — NORIS
• 2024-05-17 Contingent — FAOR
• 2024-05-17 Contingent — MLSNOW
• 2024-05-17 Contingent — NORIS
• 2024-05-10 Relisted — FAOR
• 2024-05-10 Relisted — MLSNOW
• 2024-05-10 Relisted — NORIS
• 2024-04-12 Contingent — MLSNOW
• 2024-04-12 Contingent — FAOR
• 2024-04-12 Contingent — NORIS
• 2024-03-27 Listed $164,900 MLSNOW
• 2024-03-27 Listed $164,900 FAOR
• 2024-03-27 Listed $164,900 NORIS
• 2019-08-02 Sold (Public Records) $39,000 Public Records
• 2010-04-19 Listing Removed — NORIS
• 2010-04-19 Listing Removed — NORIS
• 2009-10-19 Listed $57,000 NORIS
• 2009-10-19 Listed $57,000 NORIS
• 2009-10-18 Listing Removed — NORIS
• 2009-10-18 Listing Removed — NORIS
• 2009-04-18 Listed $62,500 NORIS
• 2009-04-18 Listed $62,500 NORIS
• 1999-01-15 Sold (Public Records) $64,500 Public Records
• 1985-03-04 Sold (Public Records) $45,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,655 · -4.1% YoY. Source: county tax records.