1805 Briarcrest Dr · Port Clinton, OH 43452

$129,000

3 bd · 2.0 ba · 1,161 sqft · Manufactured · 40 Days on market

Built 2000 Good condition $111/sqft · 97% above area $410/mo HOA · 17% of rent

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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
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

Key facts

• Wineries
• Screened-in porch
• Attached garage

Tags

• SCREENED-IN PORCH
• ATTACHED GARAGE
• EASY ACCESS TO FERRIES
• LOCAL RESTAURANTS
• BOUTIQUE SHOPPING
• WINERIES

Property features AI

Finance

• HOA & community: Homeowners association with a $410 monthly fee

Exterior

• Parking: Attached garage with garage door opener; Off-street paved parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Residential mobile home
• Construction: Built with vinyl siding; Slab foundation
• Exterior features: Asphalt roof; Vinyl siding; Shed(s) on the property; Pets allowed

Interior

• Kitchen: Equipped with dishwasher, microwave, range, and refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas forced-air heating
• Interior features: Dishwasher, Microwave, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 45% 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 $892 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $129k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.22%
• DSCR: 1.86
• GRM: 4.5

CMA / ARV

• ARV (median comp): $65,371
• List price: $129,000
• Delta: 112.63%
• 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
168 Morningside Dr	0.13mi	2/2.0 (-1)	1,043 (-10%)	5mo	$118,000	$113	68
212 Driftwood Dr	0.13mi	3/2.0	1,272 (+10%)	22mo	$153,900	$121	60
179 Morningside Dr	0.09mi	2/2.0 (-1)	1,040 (-10%)	20mo	$71,000	$68	57
139 Morningside Dr	0.19mi	2/2.0 (-1)	1,020 (-12%)	22mo	$77,500	$76	48

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $16,239
• Equity at exit: $19,234

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $62,767
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$410
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $579

Break-even live

Break-even rent $1,647

Max offer price $129,000

Occupancy floor 71%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $129,000 Active 40 DOM
2. 2026-06-17
   days on market $129,000 Active 39 DOM
3. 2026-06-17
   price $129,000 Active 38 DOM
4. 2026-06-16
   days on market $139,000 Active 38 DOM
5. 2026-06-15
   days on market $139,000 Active 37 DOM
6. 2026-06-13
   days on market $139,000 Active 35 DOM
7. 2026-06-12
   days on market $139,000 Active 34 DOM
8. 2026-06-09
   days on market $139,000 Active 31 DOM
9. 2026-06-08
   days on market $139,000 Active 30 DOM
10. 2026-06-08
    days on market $139,000 Active 29 DOM
11. 2026-06-07
    days on market $139,000 Active 28 DOM
12. 2026-06-04
    days on market $139,000 Active 25 DOM
13. 2026-06-02
    days on market $139,000 Active 24 DOM
14. 2026-06-01
    days on market $139,000 Active 23 DOM
15. 2026-05-31
    days on market $139,000 Active 22 DOM
16. 2026-05-09
    listed $145,000 Active 764-char remark
17. 2025-10-24
    soldstatus $75,000 Closed 520-char remark

    Show marketing remark (520 chars)

    Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

18. 2025-10-08
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

19. 2025-09-29
    price $87,000 520-char remark

    Show marketing remark (520 chars)

    Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

20. 2025-09-14
    status Active 520-char remark

    Show marketing remark (520 chars)

    Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

21. 2025-09-14
    price $92,000 520-char remark

    Show marketing remark (520 chars)

    Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

22. 2025-09-06
    historical Active Under Contract 520-char remark

    Show marketing remark (520 chars)

    Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

23. 2025-08-09
    listed $95,000 Active 520-char remark

    Show marketing remark (520 chars)

    Live the Lake Life in Port Clinton! This well-maintained 3-bedroom, 2-bath manufactured home offers a spacious living room, a charming screened-in porch, one car garage, and a quality shed for extra storage. Nestled in The Fountains community, you're just a 4-minute walk to Lake Erie and popular local dining like Jolly Roger's Seafood House. Whether you're into boating, fishing, or simply relaxing near the water, this location is perfect for Lake Erie lovers seeking comfort and convenience. This is a 55+ Community.

ⓘ 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 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: $28,559
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$4,920
• − Depreciation: −$3,753
• Taxable income: $5,511
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $5,621/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with a good curb appeal. It offers a great opportunity for a buyer looking for a turn-key home in a desirable community.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Trim trees for better curb appeal — Improves curb appeal and value
• Both Replace worn-out flooring — Improves comfort and value
• Resale Update kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Trim trees for better curb appeal — Improves curb appeal and value ↑
• Both Replace worn-out flooring — Improves comfort and value ↑
• Resale Update kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+35.8% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $129,000 FAOR
• 2026-05-26 Price Changed $139,000 FAOR
• 2026-05-09 Listed $145,000 FAOR
• 2025-10-24 Sold (MLS) $75,000 FAOR
• 2025-10-08 Pending — FAOR
• 2025-09-29 Price Changed $87,000 FAOR
• 2025-09-14 Relisted — FAOR
• 2025-09-14 Price Changed $92,000 FAOR
• 2025-09-06 Contingent — FAOR
• 2025-08-09 Listed $95,000 FAOR