253 S Fifth Ave · Middleport, OH 45760

$69,900

3 bd · 1.0 ba · 1,411 sqft · SingleFamily public records · 108 Days on market

Built 1900 2,614 sqft lot $50/sqft · 43% below area Est $123k · 43% under ↓ 4% since listing

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Older two story frame home located in the Village of Middleport with all public utilities on site. The home has 3 bedrooms, 1 & 1/4 bath, newer updates, living, dining , kitchen with newer appliances and extra room that could be a family room or a 4th bedroom. Gas space heat, window air. Covered front porch and level lot of . 05 acre. This home is currently rented-making it a great investment property. BEING SOLD IN AS IS CONDITION- CASH OR CONVENTIONAL FINANCING. Priced to sell at $69,900

Key facts

• Two story frame home
• Covered front porch
• Level lot

Tags

• TWO STORY FRAME HOME
• VILLAGE OF MIDDLEPORT
• PUBLIC UTILITIES
• COVERED FRONT PORCH
• LEVEL LOT
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $16 ($196/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#765 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Meigs Local (rural): math 20% / reading 35% proficiency, ranked #594 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; lower-income renter base — watch delinquency; 3 units permitted in Meigs County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $523 of equity ($483 loan paydown + $40 appreciation (0.1% local appreciation)).
• Meigs County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

• ARV (median comp): $123,432
• List price: $69,900
• Delta: -43.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Fisher Street St	0.26mi	3/1.0	1,308 (-7%)	10mo	$158,000	$121	67
642 Mill St	0.16mi	3/1.0	1,276 (-10%)	13mo	$19,000	$15	66
673 High St	0.66mi	2/1.0 (-1)	1,404 (-0%)	3mo	$110,000	$78	61
437 Grant St	0.24mi	3/2.0	1,576 (+12%)	7mo	$175,000	$111	60
249 North Third Ave	0.26mi	3/2.0	1,264 (-10%)	10mo	$131,500	$104	58
773 Grant Street St	0.50mi	2/1.0 (-1)	1,536 (+9%)	10mo	$70,000	$46	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-567
• Equity at exit: $20,497

10-year hold

• IRR: 5.2%
• Equity multiple: 1.57×
• Total profit: $11,234
• Equity at exit: $24,799

Cash invested: $19,572 (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 45760

• Home prices YoY: 0.0%
• Active inventory: 9
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $16

Break-even live

Break-even rent $1,085

Max offer price $69,900

Occupancy floor 94%

Sensitivity live

Price	-10% $56	-5% $36	+0% $16	+5% $-3	+10% $-23
Rent	-10% $-71	-5% $-27	+0% $16	+5% $60	+10% $104
Rate	-1.0pp $52	-0.5pp $34	base $16	+0.5pp $-2	+1.0pp $-20

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $69,900 Active 108 DOM
2. 2026-06-18
   days on market $69,900 Active 107 DOM
3. 2026-06-17
   days on market $69,900 Active 106 DOM
4. 2026-06-16
   days on market $69,900 Active 105 DOM
5. 2026-06-15
   days on market $69,900 Active 104 DOM
6. 2026-06-14
   days on market $69,900 Active 102 DOM
7. 2026-06-12
   days on market $69,900 Active 101 DOM
8. 2026-06-09
   days on market $69,900 Active 98 DOM
9. 2026-06-08
   days on market $69,900 Active 97 DOM
10. 2026-06-07
    days on market $69,900 Active 96 DOM
11. 2026-06-05
    days on market $69,900 Active 93 DOM
12. 2026-06-03
    days on market $69,900 Active 92 DOM
13. 2026-06-02
    days on market $69,900 Active 91 DOM
14. 2026-06-01
    days on market $69,900 Active 90 DOM
15. 2026-05-31
    days on market $69,900 Active 89 DOM
16. 2026-05-30
    days on market $69,900 Active 88 DOM
17. 2026-04-11
    price $69,900 500-char remark

    Show marketing remark (500 chars)

    Older two story frame home located in the Village of Middleport with all public utilities on site. The home has 3 bedrooms, 1 & 1/4 bath, newer updates, living, dining , kitchen with newer appliances and extra room that could be a family room or a 4th bedroom. Gas space heat, window air. Covered front porch and level lot of . 05 acre. This home is currently rented-making it a great investment property. BEING SOLD IN AS IS CONDITION- CASH OR CONVENTIONAL FINANCING. Priced to sell at $69,900

18. 2026-03-03
    listed $72,500 Active 500-char remark

    Show marketing remark (500 chars)

    Older two story frame home located in the Village of Middleport with all public utilities on site. The home has 3 bedrooms, 1 & 1/4 bath, newer updates, living, dining , kitchen with newer appliances and extra room that could be a family room or a 4th bedroom. Gas space heat, window air. Covered front porch and level lot of . 05 acre. This home is currently rented-making it a great investment property. BEING SOLD IN AS IS CONDITION- CASH OR CONVENTIONAL FINANCING. Priced to sell at $69,900

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$334/yr (+$28/mo · 78.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,274
• − Mortgage interest: −$3,915
• − Property taxes: −$423
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,033
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $362/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: Meigs Local
• NCES district ID: 3904852
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $34,110
• Composite: 22.56/100
• National rank: #8079
• State rank: #594 of 656 in OH

Livability — Middleport

• Score: 64/100
• State rank: #765
• US rank: #13813

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleport, OH
• County: Meigs · 23,356 people
• Population (ZIP): 3,682
• Household income: $37,014
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 9.3

Population outlook (Meigs County) Hauer SSP2

• Today (2025): 21,933 people
• By 2030: 20,975 · -4.4%
• By 2040: 18,650 · -15.0%
• By 2050: 16,243 · -25.9%
• By 2075: 10,860 · -50.5%
• By 2100: 6,510 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Iranian 3% Slovak 2% German 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Meigs

• 2024 margin: Solid R (+57.0) · D 21.2% · R 78.1%
• 2008→2024 swing: -38.4pp toward R · 2008: -18.6pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.2 2016: R+50.1 2012: R+18.8 2008: R+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.06%
• Current HPI: 141.1158
• 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

-3.6% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $69,900 ACBOR
• 2026-03-03 Listed $72,500 ACBOR

Property tax history

+3.9%/yr

Latest (2025): $423 · +10.3% YoY. Source: county tax records.