507 Mill St · Middleport, OH 45760

$47,400

4 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 77 Days on market

Built 1900 $27/sqft · 62% below area

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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
• 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

Attention Investors, this home is currently divided into 3 living units and partially renovated. It can be used as is or converted back to the single family home. New carpet, paint and some electric work completed. Updated plumbing. This beautiful original home to the community is located at the edge of the village within walking distance to all amenities. Middleport is a village located along the Ohio river and has lots of need for rental properties. Great Investment.

Key facts

• 3 living units
• Partially renovated
• Updated plumbing

Tags

• 3 LIVING UNITS
• PARTIALLY RENOVATED
• UPDATED PLUMBING
• WALKING DISTANCE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $45k (6.0% 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 44% 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 $355 of equity ($328 loan paydown + $27 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.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $12k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $47k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,556 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.86% ✓
• Cap rate: 25.24%
• Cash-on-cash: 67.68%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $123,432
• List price: $47,400
• Delta: -61.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Mill St	0.00mi	4/3.0	1,764 (0%)	0mo	$42,000	$24	96
320 S Third Ave	0.22mi	4/2.0	1,800 (+2%)	14mo	$144,050	$80	74
361 Grant St	0.22mi	4/1.0	1,804 (+2%)	22mo	$131,000	$73	64
306 S 2nd Ave	0.26mi	3/1.0 (-1)	1,922 (+9%)	1mo	$160,000	$83	63
287 Cole Street St	0.15mi	4/3.0	1,980 (+12%)	11mo	$65,000	$33	60
437 Grant St	0.29mi	3/2.0 (-1)	1,576 (-11%)	7mo	$175,000	$111	58
2 Peach Circle Dr	0.48mi	4/2.5	1,760 (-0%)	23mo	$135,000	$77	56
660 High St	0.72mi	4/2.0	1,910 (+8%)	9mo	$100,000	$52	45
963 General Hartinger Pkwy	0.61mi	5/3.0 (+1)	1,584 (-10%)	13mo	$136,210	$86	34

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: 63.6%
• Equity multiple: 4.18×
• Total profit: $42,240
• Equity at exit: $13,899

10-year hold

• IRR: 65.6%
• Equity multiple: 8.48×
• Total profit: $99,319
• Equity at exit: $16,817

Cash invested: $13,272 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $682

Break-even live

Break-even rent $494

Max offer price $47,400

Occupancy floor 45%

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: $11,850
• Closing costs: $1,422
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-11
   price $47,400 473-char remark

   Show marketing remark (959 chars)

   Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

2. 2026-05-11
   price $47,400 959-char remark

   Show marketing remark (959 chars)

   Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

3. 2026-04-04
   price $49,900 959-char remark

   Show marketing remark (959 chars)

   Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

4. 2026-04-03
   price $49,900 473-char remark

   Show marketing remark (473 chars)

   Attention Investors, this home is currently divided into 3 living units and partially renovated. It can be used as is or converted back to the single family home. New carpet, paint and some electric work completed. Updated plumbing. This beautiful original home to the community is located at the edge of the village within walking distance to all amenities. Middleport is a village located along the Ohio river and has lots of need for rental properties. Great Investment.

5. 2026-03-21
   price $57,900 473-char remark

   Show marketing remark (959 chars)

   Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

6. 2026-03-21
   price $57,900 959-char remark

   Show marketing remark (959 chars)

   Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

7. 2026-03-06
   price $59,900 959-char remark

   Show marketing remark (473 chars)

   Attention Investors, this home is currently divided into 3 living units and partially renovated. It can be used as is or converted back to the single family home. New carpet, paint and some electric work completed. Updated plumbing. This beautiful original home to the community is located at the edge of the village within walking distance to all amenities. Middleport is a village located along the Ohio river and has lots of need for rental properties. Great Investment.

8. 2026-03-06
   listed $59,900 Active 473-char remark

   Show marketing remark (473 chars)

   Attention Investors, this home is currently divided into 3 living units and partially renovated. It can be used as is or converted back to the single family home. New carpet, paint and some electric work completed. Updated plumbing. This beautiful original home to the community is located at the edge of the village within walking distance to all amenities. Middleport is a village located along the Ohio river and has lots of need for rental properties. Great Investment.

9. 2026-02-17
   price $69,900 959-char remark

   Show marketing remark (959 chars)

   Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

10. 2026-01-21
    price $79,900 959-char remark

    Show marketing remark (959 chars)

    Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

11. 2026-01-08
    listed $89,000 Active 959-char remark

    Show marketing remark (959 chars)

    Attention Investors! If you are seeking a unique investment opportunity, look no further than this large, two-story home original to the Village of Middleport. Perfectly situated at the edge of the village's heart, this property offers the convenience of walking distance to all local amenities. Historic Charm and Flexible Layout! Showcasing beautiful trim work from its era, the home retains much of its classic character. Currently, the property is divided into three separate living units, providing a range of possibilities for investors. The home can continue as a multi-unit rental or be converted back to a spacious single-family residence, depending on your vision. Recent Updates and Ready for Customization! With some of the updates already completed, it just needs you to finish it. Whether you choose to maintain its current configuration or restore it for single-family use, you have the flexibility to finish the space exactly the way you want.

12. 2025-03-18
    soldstatus $21,500
13. 2025-01-14
    historical Active Under Contract
14. 2024-10-02
    price $26,900
15. 2024-09-17
    price $29,900
16. 2024-09-11
    price $35,000
17. 2024-08-27
    price $39,900
18. 2024-08-19
    listed $47,000 Active
19. 2016-07-22
    soldstatus $15,000

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: +$39/yr (+$3/mo · 5.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 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: $16,283
• − Mortgage interest: −$2,655
• − Property taxes: −$662
• − Insurance: −$1,034
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$1,379
• Taxable income: $7,947
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $6,277/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

+216.0% since first listed

19 events — show timeline

• 2026-05-11 Price Changed $47,400 ACBOR
• 2026-05-11 Price Changed $47,400 SVAR
• 2026-04-04 Price Changed $49,900 SVAR
• 2026-04-03 Price Changed $49,900 ACBOR
• 2026-03-21 Price Changed $57,900 ACBOR
• 2026-03-21 Price Changed $57,900 SVAR
• 2026-03-06 Price Changed $59,900 SVAR
• 2026-03-06 Listed $59,900 ACBOR
• 2026-02-17 Price Changed $69,900 SVAR
• 2026-01-21 Price Changed $79,900 SVAR
• 2026-01-08 Listed $89,000 SVAR
• 2025-03-18 Sold (Public Records) $21,500 Public Records
• 2025-01-14 Contingent — SVAR
• 2024-10-02 Price Changed $26,900 SVAR
• 2024-09-17 Price Changed $29,900 SVAR
• 2024-09-11 Price Changed $35,000 SVAR
• 2024-08-27 Price Changed $39,900 SVAR
• 2024-08-19 Listed $47,000 SVAR
• 2016-07-22 Sold (Public Records) $15,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $662 · +10.5% YoY. Source: county tax records.