3575 NE Catawba Rd #29 · Port Clinton, OH 43452

$52,900

2 bd · 1.0 ba · 672 sqft · SingleFamily · 75 Days on market

Built 1966 Good condition $79/sqft · 41% below area Est $90k · 41% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Turnkey Lake Erie retreat in the desirable Catawba Shores! This 2-bedroom, 1-bath manufactured home offers the perfect blend of comfort, convenience, and lakeside charm. Sold Fully furnished! Recent upgrades include a new metal roof installed in 2024 with a lifetime warranty, a brand-new AC/heat pump system in 2025 with a 12-year warranty, fresh interior paint, and a beautifully renovated bathroom. Enjoy lovely views and easy access to Lake Erie, with community features that include a beach, a playground, and a hand-launch boat ramp. Ideally located within minutes to the Island Ferries, leased dockage, restaurants and all of the vacationland amenities. Whether you're seeking a peaceful summer getaway or a low-maintenance seasonal home, this property delivers a relaxed lakeside lifestyle with thoughtful updates throughout.

Key facts

• New metal roof
• Renovated bathroom
• New ac heat pump

Tags

• NEW METAL ROOF
• NEW AC HEAT PUMP
• RENOVATED BATHROOM
• EASY ACCESS TO LAKE ERIE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 2.4% 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: 224 active listings in the ZIP; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $366 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $49,726 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.43% ✓
• Cap rate: 30.51%
• Cash-on-cash: 86.49%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

• ARV (median comp): $90,206
• List price: $52,900
• Delta: -41.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3575 NE Catawba Rd #11	0.00mi	2/1.5	672 (0%)	19mo	$30,000	$45	82
5813 E Gordon Shore Dr	0.64mi	2/1.0	660 (-2%)	12mo	$270,000	$409	58
5865 E Poplar Ave	0.66mi	2/1.0	576 (-14%)	10mo	$325,000	$564	37

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: 87.0%
• Equity multiple: 5.01×
• Total profit: $59,447
• Equity at exit: $7,888

10-year hold

• IRR: 90.1%
• Equity multiple: 10.41×
• Total profit: $139,427
• Equity at exit: $4,574

Cash invested: $14,812 (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: 224
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$277
• Tax est. 1.5%: −$66 /mo · $794/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,068

Break-even live

Break-even rent $463

Max offer price $52,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,104	-5% $1,086	+0% $1,068	+5% $1,049	+10% $1,031
Rent	-10% $924	-5% $996	+0% $1,068	+5% $1,139	+10% $1,211
Rate	-1.0pp $1,094	-0.5pp $1,081	base $1,068	+0.5pp $1,054	+1.0pp $1,040

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $52,900 Active 75 DOM
2. 2026-06-18
   days on market $52,900 Active 73 DOM
3. 2026-06-17
   days on market $52,900 Active 72 DOM
4. 2026-06-16
   days on market $52,900 Active 71 DOM
5. 2026-06-15
   days on market $52,900 Active 70 DOM
6. 2026-06-13
   days on market $52,900 Active 68 DOM
7. 2026-06-12
   days on market $52,900 Active 67 DOM
8. 2026-06-09
   days on market $52,900 Active 64 DOM
9. 2026-06-08
   days on market $52,900 Active 63 DOM
10. 2026-06-08
    days on market $52,900 Active 62 DOM
11. 2026-06-07
    days on market $52,900 Active 61 DOM
12. 2026-06-04
    days on market $52,900 Active 58 DOM
13. 2026-06-02
    days on market $52,900 Active 57 DOM
14. 2026-06-01
    days on market $52,900 Active 56 DOM
15. 2026-05-31
    days on market $52,900 Active 55 DOM
16. 2026-05-11
    price $52,900 833-char remark

    Show marketing remark (833 chars)

    Turnkey Lake Erie retreat in the desirable Catawba Shores! This 2-bedroom, 1-bath manufactured home offers the perfect blend of comfort, convenience, and lakeside charm. Sold Fully furnished! Recent upgrades include a new metal roof installed in 2024 with a lifetime warranty, a brand-new AC/heat pump system in 2025 with a 12-year warranty, fresh interior paint, and a beautifully renovated bathroom. Enjoy lovely views and easy access to Lake Erie, with community features that include a beach, a playground, and a hand-launch boat ramp. Ideally located within minutes to the Island Ferries, leased dockage, restaurants and all of the vacationland amenities. Whether you're seeking a peaceful summer getaway or a low-maintenance seasonal home, this property delivers a relaxed lakeside lifestyle with thoughtful updates throughout.

17. 2026-04-09
    price $56,900 833-char remark

    Show marketing remark (833 chars)

    Turnkey Lake Erie retreat in the desirable Catawba Shores! This 2-bedroom, 1-bath manufactured home offers the perfect blend of comfort, convenience, and lakeside charm. Sold Fully furnished! Recent upgrades include a new metal roof installed in 2024 with a lifetime warranty, a brand-new AC/heat pump system in 2025 with a 12-year warranty, fresh interior paint, and a beautifully renovated bathroom. Enjoy lovely views and easy access to Lake Erie, with community features that include a beach, a playground, and a hand-launch boat ramp. Ideally located within minutes to the Island Ferries, leased dockage, restaurants and all of the vacationland amenities. Whether you're seeking a peaceful summer getaway or a low-maintenance seasonal home, this property delivers a relaxed lakeside lifestyle with thoughtful updates throughout.

18. 2026-04-06
    listed $59,900 Active 833-char remark

    Show marketing remark (833 chars)

    Turnkey Lake Erie retreat in the desirable Catawba Shores! This 2-bedroom, 1-bath manufactured home offers the perfect blend of comfort, convenience, and lakeside charm. Sold Fully furnished! Recent upgrades include a new metal roof installed in 2024 with a lifetime warranty, a brand-new AC/heat pump system in 2025 with a 12-year warranty, fresh interior paint, and a beautifully renovated bathroom. Enjoy lovely views and easy access to Lake Erie, with community features that include a beach, a playground, and a hand-launch boat ramp. Ideally located within minutes to the Island Ferries, leased dockage, restaurants and all of the vacationland amenities. Whether you're seeking a peaceful summer getaway or a low-maintenance seasonal home, this property delivers a relaxed lakeside lifestyle with thoughtful updates throughout.

19. 2025-07-24
    historical
20. 2025-07-17
    price $59,900
21. 2025-07-02
    listed $65,000 Active
22. 2025-03-06
    listed $49,900 Active

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,769
• − Mortgage interest: −$2,963
• − Property taxes: −$794
• − Insurance: −$264
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$1,539
• Taxable income: $12,726
• Est. tax owed @ 24.0%: −$3,054
• After-tax cash flow: $9,756/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 · 12 photos

Good 75/100 Cosmetic rehab

This turnkey manufactured home in Catawba Shores offers a good condition with recent upgrades and a desirable lakeside location. Minor exterior painting and flooring upgrades would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value.
• Both Replace worn-out flooring — Improves comfort and aesthetics, attracting both buyers and renters.
• Both Upgrade kitchen appliances — Modernizes the space and attracts more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Replace worn-out flooring — Improves comfort and aesthetics, attracting both buyers and renters. ↑
• Both Upgrade kitchen appliances — Modernizes the space and attracts more potential buyers and renters. ↑

ⓘ 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

• 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

+6.0% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $52,900 FAOR
• 2026-04-09 Price Changed $56,900 FAOR
• 2026-04-06 Listed $59,900 FAOR
• 2025-07-24 Listing Removed — MLSNOW
• 2025-07-17 Price Changed $59,900 MLSNOW
• 2025-07-02 Listed $65,000 MLSNOW
• 2025-03-06 Listed $49,900 MLSNOW