164 Driftwood Dr · Port Clinton, OH 43452

$87,200

3 bd · 2.0 ba · 1,121 sqft · SingleFamily · 105 Days on market

Built 1987 Fair condition $78/sqft · 10% below area Est $96k · 10% under $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
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY FOR NEW OWNERS!!! Well-maintained 3-bedroom, 2-bath home located in The Fountains, a desirable 55+ community in Port Clinton just minutes from Lake Erie. Situated on a nicely sized lot, this home offers a bright, open floor plan with attractive finishes that create a comfortable space for everyday living or entertaining. Enjoy relaxing on the spacious front deck, perfect for morning coffee or unwinding in the evening. The property also includes a large storage shed, providing plenty of space for tools, outdoor equipment, and seasonal items. The outdoor space allows you to enjoy fresh air while maintaining easy, low-maintenance living. Conveniently located near Lake Erie beaches, marinas, parks, downtown Port Clinton, restaurants, and shopping, making it easy to enjoy boating, fishing, and the many attractions the area has to offer. Whether you're looking for a full-time residence or a seasonal retreat, this home offers a great opportunity to enjoy the Port Clinton lifestyle in a welcoming community. With many updates already completed, all that's left to do is bring your furniture and personal belongings and move right in. Buyers must be park approved. Park rules and restrictions available upon request.

Key facts

• Spacious front deck
• Large storage shed
• Built 1987

Tags

• SPACIOUS FRONT DECK
• LARGE STORAGE SHED
• LOW MAINTENANCE LIVING
• NEAR LAKE ERIE BEACHES
• NEAR DOWNTOWN PORT CLINTON

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 44% 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 $603 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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 $42k; list at $87k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $79,352 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 2.69% ✓
• Cap rate: 17.89%
• Cash-on-cash: 41.43%
• DSCR: 2.84
• GRM: 3.1

CMA / ARV

• ARV (median comp): $96,500
• List price: $87,200
• Delta: -9.64%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Driftwood Dr	0.11mi	2/2.0 (-1)	952 (-15%)	3mo	$57,000	$60	63
164 Morningside Dr	0.09mi	2/2.0 (-1)	975 (-13%)	12mo	$53,500	$55	59
311 Walnut St	0.28mi	3/1.5	1,288 (+15%)	2mo	$275,000	$214	59
1214 E 2nd St	0.34mi	2/1.0 (-1)	1,064 (-5%)	11mo	$209,000	$196	58
124 Walnut St	0.30mi	3/1.0	1,262 (+13%)	12mo	$200,000	$158	51
218 Elm St	0.52mi	3/2.0	1,288 (+15%)	3mo	$242,000	$188	48
909 E 3rd St	0.49mi	3/1.5	1,198 (+7%)	22mo	$185,000	$154	45
123 Hayes Ave	0.55mi	3/1.0	1,235 (+10%)	13mo	$189,000	$153	43
420 Lincoln Dr	0.70mi	3/2.0	1,240 (+11%)	18mo	$230,000	$185	34
814 E 3rd St	0.53mi	2/1.0 (-1)	976 (-13%)	17mo	$129,000	$132	30
563 S Liz Ln	0.63mi	2/1.0 (-1)	1,240 (+11%)	22mo	$189,000	$152	26
1950 E State Rd	0.64mi	2/1.0 (-1)	968 (-14%)	16mo	$90,000	$93	25

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: 38.2%
• Equity multiple: 2.63×
• Total profit: $39,851
• Equity at exit: $13,002

10-year hold

• IRR: 44.8%
• Equity multiple: 5.30×
• Total profit: $105,009
• Equity at exit: $7,539

Cash invested: $24,416 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,349 medium
• Mortgage (P&I): −$457
• Tax est. 1.5%: −$109 /mo · $1,308/yr
• Insurance: −$36
• HOA: −$410
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $843

Break-even live

Break-even rent $1,282

Max offer price $87,200

Occupancy floor 59%

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: $21,800
• Closing costs: $2,616
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $410 · $4,920/yr

Listing history 21 events

1. 2026-06-18
   days on market $87,200 Active 105 DOM
2. 2026-06-17
   days on market $87,200 Active 104 DOM
3. 2026-06-16
   days on market $87,200 Active 103 DOM
4. 2026-06-15
   days on market $87,200 Active 102 DOM
5. 2026-06-13
   days on market $87,200 Active 100 DOM
6. 2026-06-12
   days on market $87,200 Active 99 DOM
7. 2026-06-09
   days on market $87,200 Active 96 DOM
8. 2026-06-08
   days on market $87,200 Active 95 DOM
9. 2026-06-08
   days on market $87,200 Active 94 DOM
10. 2026-06-07
    days on market $87,200 Active 93 DOM
11. 2026-06-04
    days on market $87,200 Active 90 DOM
12. 2026-06-02
    days on market $87,200 Active 89 DOM
13. 2026-06-01
    days on market $87,200 Active 88 DOM
14. 2026-05-31
    days on market $87,200 Active 87 DOM
15. 2026-03-05
    listed $89,900 Active 1228-char remark

    Show marketing remark (1228 chars)

    READY FOR NEW OWNERS!!! Well-maintained 3-bedroom, 2-bath home located in The Fountains, a desirable 55+ community in Port Clinton just minutes from Lake Erie. Situated on a nicely sized lot, this home offers a bright, open floor plan with attractive finishes that create a comfortable space for everyday living or entertaining. Enjoy relaxing on the spacious front deck, perfect for morning coffee or unwinding in the evening. The property also includes a large storage shed, providing plenty of space for tools, outdoor equipment, and seasonal items. The outdoor space allows you to enjoy fresh air while maintaining easy, low-maintenance living. Conveniently located near Lake Erie beaches, marinas, parks, downtown Port Clinton, restaurants, and shopping, making it easy to enjoy boating, fishing, and the many attractions the area has to offer. Whether you're looking for a full-time residence or a seasonal retreat, this home offers a great opportunity to enjoy the Port Clinton lifestyle in a welcoming community. With many updates already completed, all that's left to do is bring your furniture and personal belongings and move right in. Buyers must be park approved. Park rules and restrictions available upon request.

16. 2019-09-16
    soldstatus $42,500 358-char remark

    Show marketing remark (358 chars)

    Cute as a button mobile home located in The Fountains in Port Clinton. Spacious throughout with a huge master bedroom with a massive amount of closet space. Plenty of updates throughout and all appliances are included. Excellent size lot with two storage sheds. Spacious wooden deck. Quiet location in the heart of the city with everything you need close by.

17. 2019-03-22
    listed $48,000 358-char remark

    Show marketing remark (358 chars)

    Cute as a button mobile home located in The Fountains in Port Clinton. Spacious throughout with a huge master bedroom with a massive amount of closet space. Plenty of updates throughout and all appliances are included. Excellent size lot with two storage sheds. Spacious wooden deck. Quiet location in the heart of the city with everything you need close by.

18. 2017-10-17
    soldstatus $48,500
19. 2017-10-17
    soldstatus $48,500
20. 2017-07-09
    listed $52,900
21. 2017-07-09
    listed $54,900

ⓘ 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: $28,187
• − Mortgage interest: −$4,885
• − Property taxes: −$1,308
• − Insurance: −$436
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$4,920
• − Depreciation: −$2,537
• Taxable income: $9,592
• Est. tax owed @ 24.0%: −$2,302
• After-tax cash flow: $7,814/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 · 1 photo

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with a focus on exterior painting and landscaping to enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Light wear and tear on exterior
• Minor Landscaping — Overgrown grass and weeds

Value-add opportunities

• Both Paint exterior and landscaping — Enhances curb appeal and value
• Both Replace front door — Improves curb appeal and security
• Resale Update kitchen appliances — Modernizes kitchen and attracts buyers
• Resale Install new windows — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Light wear and tear on exterior	Minor	$500–3,000
Landscaping · Overgrown grass and weeds	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and landscaping — Enhances curb appeal and value ↑
• Both Replace front door — Improves curb appeal and security ↑
• Resale Update kitchen appliances — Modernizes kitchen and attracts buyers ↑
• Resale Install new windows — Improves energy efficiency and aesthetics ↑

ⓘ 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

+69.9% since first listed

7 events — show timeline

• 2026-03-05 Listed $89,900 FAOR
• 2019-09-16 Sold (MLS) $42,500 FAOR
• 2019-03-22 Listed $48,000 FAOR
• 2017-10-17 Sold (MLS) $48,500 MLSNOW
• 2017-10-17 Sold (MLS) $48,500 FAOR
• 2017-07-09 Listed $54,900 MLSNOW
• 2017-07-09 Listed $52,900 FAOR