3575 NE Catawba Rd #18 · Port Clinton, OH 43452

$47,900

2 bd · 1.0 ba · 611 sqft · Manufactured · 71 Days on market

Manufactured home Built 1965 Fair condition $78/sqft · 10% above area Est $44k · 10% over $458/mo HOA · 53% of rent ↓ 9% since listing

---

Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• Schools +5.6/10.0
• Cash flow +5.5/30.0
• Livability +3.6/5.0
• ARV discount +2.9/15.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.8

Listing remarks MLS

Enjoy summer living on Catawba! This TURN KEY 2 bedroom, 1 bathroom mobile home located in Catawba Shores is directly across from Twin Oast Brewery and just steps from the water. Situated in a seasonal community open April through October, it's the perfect spot for a summer getaway. The home features plenty of cabinet space and a spacious bathroom, offering comfortable living throughout the season. Conveniently located near marinas, Miller Ferry, and popular local restaurants. Get in just in time to enjoy the summer season!

Key facts

• Waterfront community
• Eat-in kitchen
• Abundant cabinetry

Tags

• WATERFRONT COMMUNITY
• LARGE SCREENED PORCH
• EAT-IN KITCHEN
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $33k (30.8% below list).
• Meets the 1% rule at list price ($870 rent vs $48k).
• Recommended offer: $33k (30.8% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $331 of loan paydown is wiped out by about $1k 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 71 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $33,148 (30.8% 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 71 days. Have you received any prior offers? Is the seller open to a 31% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.82% ✓
• Cap rate: 3.74%
• Cash-on-cash: -9.12%
• DSCR: 0.59
• GRM: 4.6

CMA / ARV

• ARV (median comp): $43,500
• List price: $47,900
• Delta: 10.11%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3575 NE Catawba Rd #18	0.00mi	2/1.0	674 (+10%)	5mo	$49,000	$73	79
3575 NE Catawba Rd. Rd #2	0.31mi	2/1.0	617 (+1%)	27mo	$28,500	$46	64
3575 NE Catawba Rd #29 Rd	0.00mi	2/1.0	672 (+10%)	26mo	$39,000	$58	63
5865 E Poplar Ave	0.51mi	2/1.0	576 (-6%)	13mo	$325,000	$564	56
5821 E Peach St	0.45mi	2/1.0	750 (+23%)	1mo	$415,000	$553	53
6001 Poplar Ave #13	0.57mi	2/1.0	576 (-6%)	14mo	$249,900	$434	52
5813 E Gordon Shore Dr	0.52mi	2/1.0	660 (+8%)	15mo	$270,000	$409	50
3575 NE Catawba Rd #11	0.31mi	2/1.5	672 (+10%)	22mo	$30,000	$45	48
2175 NE Catawba Rd #4	1.48mi	2/1.0	552 (-10%)	3mo	$38,000	$69	46
5640 Twin Beach Bch #8	0.38mi	2/1.5	672 (+10%)	25mo	$80,000	$119	44
3575 Catawba #16	0.31mi	2/1.0	749 (+23%)	32mo	$54,000	$72	40
5288 E Lawrence Dr Lot 9	0.68mi	2/1.0	720 (+18%)	12mo	$159,900	$222	33

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: -31.4%
• Equity multiple: -0.04×
• Total profit: $-13,960
• Equity at exit: $7,142

10-year hold

• IRR: -30.9%
• Equity multiple: -0.44×
• Total profit: $-19,321
• Equity at exit: $4,142

Cash invested: $13,412 (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: 0 active · 1 under contract
• Months of supply: 0.0 mo

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: 4.6×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$251
• Tax est. 1.5%: −$60 /mo · $718/yr
• Insurance: −$20
• HOA: −$458
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $-102

Break-even live

Break-even rent $999

Max offer price $33,148

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-85	+0% $-102	+5% $-118	+10% $-135
Rent	-10% $-171	-5% $-136	+0% $-102	+5% $-68	+10% $-33
Rate	-1.0pp $-78	-0.5pp $-90	base $-102	+0.5pp $-114	+1.0pp $-127

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: $11,975
• Closing costs: $1,437
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Located near Rt 53 (directions: Rt 2, exit Rt 53 north towards Catawba Island, right into the Catawba Shores Mobile Home Park)
• HOA & community: Homeowners association with $458 monthly fee

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Residential mobile homeLocated in Catawba Shores Mobile Home Park
• Construction: Aluminum siding
• Exterior features: Metal roofShed(s)

Interior

• Kitchen: MicrowaveRangeRefrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Electric heatingSpace heater
• Interior features: Microwave, Range, RefrigeratorCrawl space basement

HOA detail $458/mo · $5,496/yr

• Likely covers: water

Listing history 50 events

1. 2026-08-30
   days on market $47,900 Active 71 DOM
2. 2026-08-29
   days on market $47,900 Active 70 DOM
3. 2026-08-28
   days on market $47,900 Active 69 DOM
4. 2026-08-27
   days on market $47,900 Active 68 DOM
5. 2026-08-26
   days on market $47,900 Active 67 DOM
6. 2026-08-25
   days on market $47,900 Active 66 DOM
7. 2026-08-24
   days on market $47,900 Active 65 DOM
8. 2026-08-23
   days on market $47,900 Active 64 DOM
9. 2026-08-22
   days on market $47,900 Active 63 DOM
10. 2026-08-21
    days on market $47,900 Active 62 DOM
11. 2026-08-20
    days on market $47,900 Active 61 DOM
12. 2026-08-19
    days on market $47,900 Active 60 DOM
13. 2026-08-18
    days on market $47,900 Active 59 DOM
14. 2026-08-17
    days on market $47,900 Active 58 DOM
15. 2026-08-16
    days on market $47,900 Active 57 DOM
16. 2026-08-15
    days on market $47,900 Active 56 DOM
17. 2026-08-14
    days on market $47,900 Active 55 DOM
18. 2026-08-13
    days on market $47,900 Active 54 DOM
19. 2026-08-12
    days on market $47,900 Active 53 DOM
20. 2026-08-11
    days on market $47,900 Active 52 DOM
21. 2026-08-10
    days on market $47,900 Active 51 DOM
22. 2026-08-09
    days on market $47,900 Active 50 DOM
23. 2026-08-08
    days on market $47,900 Active 49 DOM
24. 2026-08-07
    days on market $47,900 Active 48 DOM
25. 2026-08-06
    days on market $47,900 Active 47 DOM
26. 2026-08-05
    days on market $47,900 Active 46 DOM
27. 2026-08-04
    days on market $47,900 Active 45 DOM
28. 2026-08-03
    days on market $47,900 Active 44 DOM
29. 2026-07-31
    days on market $47,900 Active 41 DOM
30. 2026-07-29
    days on market $47,900 Active 39 DOM
31. 2026-07-27
    days on market $47,900 Active 37 DOM
32. 2026-07-25
    days on market $47,900 Active 35 DOM
33. 2026-07-24
    days on market $47,900 Active 34 DOM
34. 2026-07-23
    days on market $47,900 Active 33 DOM
35. 2026-07-22
    days on market $47,900 Active 32 DOM
36. 2026-07-21
    pricedays on market $47,900 Active 31 DOM
37. 2026-07-20
    days on market $49,900 Active 30 DOM
38. 2026-07-18
    days on market $49,900 Active 28 DOM
39. 2026-07-17
    days on market $49,900 Active 26 DOM
40. 2026-07-15
    days on market $49,900 Active 25 DOM
41. 2026-07-14
    days on market $49,900 Active 24 DOM
42. 2026-07-13
    days on market $49,900 Active 23 DOM
43. 2026-07-12
    days on market $49,900 Active 22 DOM
44. 2026-07-12
    days on market $49,900 Active 21 DOM
45. 2026-07-10
    days on market $49,900 Active 20 DOM
46. 2026-07-09
    price $49,900 Active 19 DOM
47. 2026-07-09
    days on market $54,900 Active 19 DOM
48. 2026-07-07
    days on market $54,900 Active 17 DOM
49. 2026-07-06
    days on market $54,900 Active 16 DOM
50. 2026-07-05
    days on market $54,900 Active 15 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,437
• − Mortgage interest: −$2,683
• − Property taxes: −$718
• − Insurance: −$240
• − Repairs & maintenance: −$835
• − Management: −$835
• − HOA: −$5,496
• − Depreciation: −$1,393
• Taxable loss: −$1,764
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $-800/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 · 13 photos

Fair 45/100 Moderate rehab Est. rehab $15,275–$27,495 screening

This mobile home requires moderate repairs and updates to its kitchen and exterior, but has a good roof and interior walls. Upgrading the kitchen and exterior would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — basic and dated
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing kitchen would appeal to both buyers and renters ↑
• Both repair and paint exterior siding — improving curb appeal would attract more buyers and renters ↑
• Both replace dated bathroom fixtures — modernizing bathroom would appeal to both buyers and renters ↑

ⓘ 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 56/100

Zoned Schools

Elementary Bataan Memorial Primary School 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

• 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

---

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

Property features AI

Finance

• Other: Located near Rt 53 (directions: Rt 2, exit Rt 53 north towards Catawba Island, right into the Catawba Shores Mobile Home Park)
• HOA & community: Homeowners association with $458 monthly fee

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Residential mobile homeLocated in Catawba Shores Mobile Home Park
• Construction: Aluminum siding
• Exterior features: Metal roofShed(s)

Interior

• Kitchen: MicrowaveRangeRefrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Electric heatingSpace heater
• Interior features: Microwave, Range, RefrigeratorCrawl space basement

Price history

-8.8% since first listed

6 events — show timeline

• 2026-07-21 Price Changed $47,900 FAOR
• 2026-07-09 Price Changed $49,900 FAOR
• 2026-06-19 Listed $54,900 FAOR
• 2026-04-29 Sold (MLS) $49,000 FAOR
• 2026-04-17 Contingent — FAOR
• 2026-03-09 Listed $52,500 FAOR