506 Washington St · Port Clinton, OH 43452

$175,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 13 Days on market

Built 1910 2,178 sqft lot $219/sqft · 24% above area Est $141k · 24% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bath home has been beautifully remodeled, offering modern updates and move-in ready convenience in a desirable location. Step inside to a bright and inviting living space featuring vaulted ceilings, creating an open, airy feel filled with natural light. The interior showcases new flooring, fresh paint, and updated lighting throughout, giving the home a clean, contemporary look. The updated kitchen is designed to impress with brand-new stainless-steel appliances, stylish cabinetry, and sleek countertops, perfect for both everyday living and entertaining. The remodeled bathroom features modern finishes and fixtures, while both bedrooms provide comfortable, versatile spaces for relaxing, guests, or a home office. Great Location: Close to Port Clinton Schools and the football stadium near Historic Downtown Port Clinton for shopping, dining, and entertainment. Minutes from the Jet Express for quick trips to Put-in-Bay, Kelleys Island, and Lake Erie island fun. Whether you're looking for a year-round residence, weekend getaway, or investment opportunity, this beautifully updated home combines style, comfort, and an unbeatable location.

Key facts

• Remodeled bathroom
• Updated kitchen
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• UPDATED KITCHEN
• REMODELED BATHROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family home; One story; No shared/common walls; Built in 1910
• Construction: Built 1910
• Exterior features: Foundation: Other

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement; Living area approximately 800

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.1% 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: 220 active listings in the ZIP; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $141,323
• List price: $175,000
• Delta: 23.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Lincoln Dr	0.29mi	2/1.0	740 (-8%)	13mo	$164,800	$223	63
840 S Madison St	0.49mi	2/1.0	714 (-11%)	4mo	$148,900	$209	56
418 Harrison St	0.57mi	2/2.0	800 (0%)	16mo	$169,900	$212	56
721 Monroe St	0.42mi	2/1.0	699 (-13%)	6mo	$105,000	$150	54

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,922
• Equity at exit: $26,093

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $32,154
• Equity at exit: $15,131

Cash invested: $49,000 (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: 220
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $416

Break-even live

Break-even rent $1,315

Max offer price $175,000

Occupancy floor 72%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending 1302-char remark

   Show marketing remark (1372 chars)

   Beautifully Remodeled 2-Bedroom, 1-Bath Home with Vaulted Ceilings in a great Port Clinton Location! This charming 2-bedroom, 1-bath home has been beautifully remodeled, offering modern updates and move-in ready convenience in a desirable location. Step inside to a bright and inviting living space featuring vaulted ceilings, creating an open, airy feel filled with natural light. The interior showcases new flooring, fresh paint, and updated lighting throughout, giving the home a clean, contemporary look. The updated kitchen is designed to impress with brand-new stainless steel appliances, stylish cabinetry, and sleek countertops, perfect for both everyday living and entertaining. The remodeled bathroom features modern finishes and fixtures, while both bedrooms provide comfortable, versatile spaces for relaxing, guests, or a home office. Great Location: Close to Port Clinton Schools and the football stadium Close to Historic Downtown Port Clinton for shopping, dining, and entertainment Minutes from the Jet Express for quick trips to Put-in-Bay, Kelleys Island, and Lake Erie island fun. Whether you're looking for a year-round residence, weekend getaway, or investment opportunity, this beautifully updated home combines style, comfort, and an unbeatable​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

2. 2026-05-07
   status Pending 1372-char remark

   Show marketing remark (1372 chars)

   Beautifully Remodeled 2-Bedroom, 1-Bath Home with Vaulted Ceilings in a great Port Clinton Location! This charming 2-bedroom, 1-bath home has been beautifully remodeled, offering modern updates and move-in ready convenience in a desirable location. Step inside to a bright and inviting living space featuring vaulted ceilings, creating an open, airy feel filled with natural light. The interior showcases new flooring, fresh paint, and updated lighting throughout, giving the home a clean, contemporary look. The updated kitchen is designed to impress with brand-new stainless steel appliances, stylish cabinetry, and sleek countertops, perfect for both everyday living and entertaining. The remodeled bathroom features modern finishes and fixtures, while both bedrooms provide comfortable, versatile spaces for relaxing, guests, or a home office. Great Location: Close to Port Clinton Schools and the football stadium Close to Historic Downtown Port Clinton for shopping, dining, and entertainment Minutes from the Jet Express for quick trips to Put-in-Bay, Kelleys Island, and Lake Erie island fun. Whether you're looking for a year-round residence, weekend getaway, or investment opportunity, this beautifully updated home combines style, comfort, and an unbeatable​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

3. 2026-04-24
   listed $175,000 Active 1302-char remark

   Show marketing remark (1372 chars)

   Beautifully Remodeled 2-Bedroom, 1-Bath Home with Vaulted Ceilings in a great Port Clinton Location! This charming 2-bedroom, 1-bath home has been beautifully remodeled, offering modern updates and move-in ready convenience in a desirable location. Step inside to a bright and inviting living space featuring vaulted ceilings, creating an open, airy feel filled with natural light. The interior showcases new flooring, fresh paint, and updated lighting throughout, giving the home a clean, contemporary look. The updated kitchen is designed to impress with brand-new stainless steel appliances, stylish cabinetry, and sleek countertops, perfect for both everyday living and entertaining. The remodeled bathroom features modern finishes and fixtures, while both bedrooms provide comfortable, versatile spaces for relaxing, guests, or a home office. Great Location: Close to Port Clinton Schools and the football stadium Close to Historic Downtown Port Clinton for shopping, dining, and entertainment Minutes from the Jet Express for quick trips to Put-in-Bay, Kelleys Island, and Lake Erie island fun. Whether you're looking for a year-round residence, weekend getaway, or investment opportunity, this beautifully updated home combines style, comfort, and an unbeatable​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

4. 2026-04-24
   listed $175,000 Active 1372-char remark

   Show marketing remark (1372 chars)

   Beautifully Remodeled 2-Bedroom, 1-Bath Home with Vaulted Ceilings in a great Port Clinton Location! This charming 2-bedroom, 1-bath home has been beautifully remodeled, offering modern updates and move-in ready convenience in a desirable location. Step inside to a bright and inviting living space featuring vaulted ceilings, creating an open, airy feel filled with natural light. The interior showcases new flooring, fresh paint, and updated lighting throughout, giving the home a clean, contemporary look. The updated kitchen is designed to impress with brand-new stainless steel appliances, stylish cabinetry, and sleek countertops, perfect for both everyday living and entertaining. The remodeled bathroom features modern finishes and fixtures, while both bedrooms provide comfortable, versatile spaces for relaxing, guests, or a home office. Great Location: Close to Port Clinton Schools and the football stadium Close to Historic Downtown Port Clinton for shopping, dining, and entertainment Minutes from the Jet Express for quick trips to Put-in-Bay, Kelleys Island, and Lake Erie island fun. Whether you're looking for a year-round residence, weekend getaway, or investment opportunity, this beautifully updated home combines style, comfort, and an unbeatable​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

5. 2026-04-24
   listed $175,000 Active

   Show marketing remark (1372 chars)

   Beautifully Remodeled 2-Bedroom, 1-Bath Home with Vaulted Ceilings in a great Port Clinton Location! This charming 2-bedroom, 1-bath home has been beautifully remodeled, offering modern updates and move-in ready convenience in a desirable location. Step inside to a bright and inviting living space featuring vaulted ceilings, creating an open, airy feel filled with natural light. The interior showcases new flooring, fresh paint, and updated lighting throughout, giving the home a clean, contemporary look. The updated kitchen is designed to impress with brand-new stainless steel appliances, stylish cabinetry, and sleek countertops, perfect for both everyday living and entertaining. The remodeled bathroom features modern finishes and fixtures, while both bedrooms provide comfortable, versatile spaces for relaxing, guests, or a home office. Great Location: Close to Port Clinton Schools and the football stadium Close to Historic Downtown Port Clinton for shopping, dining, and entertainment Minutes from the Jet Express for quick trips to Put-in-Bay, Kelleys Island, and Lake Erie island fun. Whether you're looking for a year-round residence, weekend getaway, or investment opportunity, this beautifully updated home combines style, comfort, and an unbeatable​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

6. 2025-08-08
   soldstatus $55,000
7. 2024-03-22
   soldstatus $30,000
8. 2024-02-23
   soldstatus $27,500

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$1,074/yr (+$90/mo · 184.6%)

ⓘ 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: $22,107
• − Mortgage interest: −$9,803
• − Property taxes: −$582
• − Insurance: −$875
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$5,091
• Taxable income: $2,220
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $4,463/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

+536.4% since first listed

9 events — show timeline

• 2026-05-20 Pending — FAOR
• 2026-05-07 Pending — CBRMLS
• 2026-05-07 Pending — MLSNOW
• 2026-04-24 Listed $175,000 MLSNOW
• 2026-04-24 Listed $175,000 CBRMLS
• 2026-04-24 Listed $175,000 FAOR
• 2025-08-08 Sold (Public Records) $55,000 Public Records
• 2024-03-22 Sold (Public Records) $30,000 Public Records
• 2024-02-23 Sold (Public Records) $27,500 Public Records

Property tax history

+14.1%/yr

Latest (2025): $582 · -2.0% YoY. Source: county tax records.