453 S Front Ave · Middleport, OH 45760

$33,500

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 49 Days on market

Built 1900 6,072 sqft lot ↓ 30% since listing

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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

Great opportunity to buy this one story home located in the village of Middleport, OH in Meigs County and sitting on a . 14 acre lot (66x92) with a detached garage and attached carport. The interior has 1068 sq. ft. with 2 bedrooms and 1 bathroom, living room, kitchen and dining room.

Key facts

• Attached carport
• One story home
• .14 acre lot

Tags

• ONE STORY HOME
• VILLAGE OF MIDDLEPORT
• DETACHED GARAGE
• ATTACHED CARPORT
• .14 ACRE LOT

Property features AI

Exterior

• Parking: Attached carport; Detached parking; 1-car garage; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade living area approximately 1,068
• Construction: Brick and vinyl siding exterior; Metal roof; Built as reported by an appraiser
• Exterior features: Lot approximately 66 x 92

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $34k).
• Recommended offer: $32k (3.0% 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 32% 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 $251 of equity ($232 loan paydown + $19 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 $9k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($32k) 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) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,495 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.94% ✓
• Cap rate: 25.30%
• Cash-on-cash: 67.88%
• DSCR: 4.02
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $83,304
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
690 Brownell Ave	0.39mi	3/1.0 (+1)	1,148 (+8%)	8mo	$130,000	$113	58
159 Cole St	0.34mi	3/2.0 (+1)	1,020 (-4%)	21mo	$45,000	$44	50
543 Grant St	0.45mi	2/1.0	984 (-8%)	19mo	$20,000	$20	50
3 Peach Circle Dr	0.48mi	2/2.0	1,164 (+9%)	19mo	$109,900	$94	43
761 Ash St	0.65mi	2/1.0	960 (-10%)	18mo	$75,000	$78	38

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: 13.3%
• Equity multiple: 1.64×
• Total profit: $6,026
• Equity at exit: $9,823

10-year hold

• IRR: 18.3%
• Equity multiple: 3.07×
• Total profit: $19,444
• Equity at exit: $11,885

Cash invested: $9,380 (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: 2.8×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$176
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$14
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $104

Break-even live

Break-even rent $852

Max offer price $33,500

Occupancy floor 84%

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-09
   price $33,500
3. 2026-03-24
   price $42,900
4. 2026-03-05
   listed $47,700 Active

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,806
• − Mortgage interest: −$1,877
• − Property taxes: −$684
• − Insurance: −$5,286
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$975
• Taxable income: $1,096
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $986/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

-29.8% since first listed

4 events — show timeline

• 2026-04-24 Pending — MLSNOW
• 2026-04-09 Price Changed $33,500 MLSNOW
• 2026-03-24 Price Changed $42,900 MLSNOW
• 2026-03-05 Listed $47,700 MLSNOW

Property tax history

+5.0%/yr

Latest (2025): $684 · +10.1% YoY. Source: county tax records.