2300 S Danbury Station Rd · Port Clinton, OH 43452

$29,900

3 bd · 1.0 ba · 720 sqft · Manufactured · 94 Days on market

Built 1970 Poor condition 5,227 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper on your own land!! Roll up your sleeves and bring your imagination to finish the renovations on this older mobile home on . 12acres-NO LOT RENT! Some items have been done, such as new electric box (attached to the meter), 2 layers of rubber roof coating, new shed, new back door & new front door has screened storm door. Seller also had the city water line brought up to the mobile, however has not had connected yet. This is being sold as is, for the new buyer to finish to their liking. Most items stay with the mobile, including mower. All measurements are approximates. Taxes for current only, may change with sale

Key facts

• New back door
• New electric box
• Screened storm door

Tags

• NEW ELECTRIC BOX
• NEW SHED
• NEW BACK DOOR
• NEW FRONT DOOR
• SCREENED STORM DOOR
• CITY WATER LINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 59.6% 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.
• Danbury Local (town): math 60% / reading 71% proficiency, ranked #203 of 656 in OH (top 31%) — 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 37% 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $30k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.50% ✓
• Cap rate: 59.60%
• Cash-on-cash: 190.39%
• DSCR: 9.47
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.53×
• Total profit: $79,783
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 22.32×
• Total profit: $178,528
• Equity at exit: $2,585

Cash invested: $8,372 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $1,328

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 27%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $29,900 Pending 94 DOM
2. 2026-06-16
   days on market $29,900 Active 94 DOM
3. 2026-06-15
   pricedays on market $29,900 Active 93 DOM
4. 2026-06-13
   days on market $36,000 Active 91 DOM
5. 2026-06-12
   days on market $36,000 Active 90 DOM
6. 2026-06-09
   days on market $36,000 Active 87 DOM
7. 2026-06-08
   days on market $36,000 Active 86 DOM
8. 2026-06-08
   days on market $36,000 Active 85 DOM
9. 2026-06-07
   days on market $36,000 Active 84 DOM
10. 2026-06-04
    days on market $36,000 Active 81 DOM
11. 2026-06-02
    days on market $36,000 Active 80 DOM
12. 2026-06-01
    days on market $36,000 Active 79 DOM
13. 2026-05-31
    days on market $36,000 Active 78 DOM
14. 2026-04-08
    price $36,000 636-char remark

    Show marketing remark (636 chars)

    Fixer upper on your own land!! Roll up your sleeves and bring your imagination to finish the renovations on this older mobile home on . 12acres-NO LOT RENT! Some items have been done, such as new electric box (attached to the meter), 2 layers of rubber roof coating, new shed, new back door & new front door has screened storm door. Seller also had the city water line brought up to the mobile, however has not had connected yet. This is being sold as is, for the new buyer to finish to their liking. Most items stay with the mobile, including mower. All measurements are approximates. Taxes for current only, may change with sale

15. 2026-03-27
    price $44,500 636-char remark

    Show marketing remark (636 chars)

    Fixer upper on your own land!! Roll up your sleeves and bring your imagination to finish the renovations on this older mobile home on . 12acres-NO LOT RENT! Some items have been done, such as new electric box (attached to the meter), 2 layers of rubber roof coating, new shed, new back door & new front door has screened storm door. Seller also had the city water line brought up to the mobile, however has not had connected yet. This is being sold as is, for the new buyer to finish to their liking. Most items stay with the mobile, including mower. All measurements are approximates. Taxes for current only, may change with sale

16. 2026-03-13
    listed $54,500 Active 636-char remark

    Show marketing remark (636 chars)

    Fixer upper on your own land!! Roll up your sleeves and bring your imagination to finish the renovations on this older mobile home on . 12acres-NO LOT RENT! Some items have been done, such as new electric box (attached to the meter), 2 layers of rubber roof coating, new shed, new back door & new front door has screened storm door. Seller also had the city water line brought up to the mobile, however has not had connected yet. This is being sold as is, for the new buyer to finish to their liking. Most items stay with the mobile, including mower. All measurements are approximates. Taxes for current only, may change with sale

17. 2020-10-28
    soldstatus $15,000 23-char remark

    Show marketing remark (23 chars)

    Property offered AS IS!

18. 2020-05-31
    listed $22,500 23-char remark

    Show marketing remark (23 chars)

    Property offered AS IS!

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,315
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$870
• Taxable income: $16,442
• Est. tax owed @ 24.0%: −$3,946
• After-tax cash flow: $11,993/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

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to become move-in ready. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof — Exposed roof structure
• Major exterior siding — Weathered and damaged
• Major windows — Visible damage
• Major HVAC/mechanicals — Likely outdated and in poor condition
• Major interior walls/paint — Peeling paint and visible damage
• Major flooring — Worn carpet

Value-add opportunities

• Resale New roof — Fixes major structural issue
• Resale New exterior siding — Improves curb appeal
• Resale New windows — Enhances energy efficiency and appearance
• Resale New HVAC system — Improves comfort and energy efficiency
• Resale Interior paint and flooring — Enhances overall appearance and comfort
• Both Landscaping and curb appeal — Improves property's overall appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
windows · Visible damage	Major	$15,000–50,000
HVAC/mechanicals · Likely outdated and in poor condition	Major	$15,000–50,000
interior walls/paint · Peeling paint and visible damage	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New roof — Fixes major structural issue ↑
• Resale New exterior siding — Improves curb appeal ↑
• Resale New windows — Enhances energy efficiency and appearance ↑
• Resale New HVAC system — Improves comfort and energy efficiency ↑
• Resale Interior paint and flooring — Enhances overall appearance and comfort ↑
• Both Landscaping and curb appeal — Improves property's overall appeal and 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: Danbury Local
• NCES district ID: 3904893
• Math proficiency: 60% ▼ -15.00%
• Reading proficiency: 71% ▼ -9.00%
• Median HH income: $50,130
• Composite: 55.61/100
• National rank: #1233
• State rank: #203 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

+60.0% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $36,000 FAOR
• 2026-03-27 Price Changed $44,500 FAOR
• 2026-03-13 Listed $54,500 FAOR
• 2020-10-28 Sold (MLS) $15,000 FAOR
• 2020-05-31 Listed $22,500 FAOR