2116 Canter Dr · Portsmouth, OH 45662

$67,500

1 bd · 1.0 ba · 432 sqft · Other · 87 Days on market

Built 1992 2.00 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property able to be sold with 2112 Canter Dr, parcel # 34-0384.000. Tiny home with a country feel, perfect low maintenance living! Hard to find flat area not in a flood zone! Lots of potential on this property, plenty of room to garden, fence in a yard, hunting land, and the list goes on. You must see it to believe it!

Key facts

• 2 acre lot
• Garage
• Built 1992

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $68k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#327 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Portsmouth City (town): math 23% / reading 31% proficiency, ranked #601 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; lower-income renter base — watch delinquency; 8 units permitted in Scioto County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($37k/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 $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Scioto County population projected at -24% 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.46% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 5.7

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $13,357
• Equity at exit: $10,064

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $42,837
• Equity at exit: $5,836

Cash invested: $18,900 (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 45662

• Active inventory: 16
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$14 /mo · $167/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $382

Break-even live

Break-even rent $501

Max offer price $67,500

Occupancy floor 56%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Property able to be sold with 2112 Canter Dr, parcel # 34-0384.000. Tiny home with a country feel, perfect low maintenance living! Hard to find flat area not in a flood zone! Lots of potential on this property, plenty of room to garden, fence in a yard, hunting land, and the list goes on. You must see it to believe it!

2. 2026-02-13
   status Active 322-char remark

   Show marketing remark (322 chars)

   Property able to be sold with 2112 Canter Dr, parcel # 34-0384.000. Tiny home with a country feel, perfect low maintenance living! Hard to find flat area not in a flood zone! Lots of potential on this property, plenty of room to garden, fence in a yard, hunting land, and the list goes on. You must see it to believe it!

3. 2026-01-16
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Property able to be sold with 2112 Canter Dr, parcel # 34-0384.000. Tiny home with a country feel, perfect low maintenance living! Hard to find flat area not in a flood zone! Lots of potential on this property, plenty of room to garden, fence in a yard, hunting land, and the list goes on. You must see it to believe it!

4. 2026-01-16
   listed $67,500 Active 322-char remark

   Show marketing remark (322 chars)

   Property able to be sold with 2112 Canter Dr, parcel # 34-0384.000. Tiny home with a country feel, perfect low maintenance living! Hard to find flat area not in a flood zone! Lots of potential on this property, plenty of room to garden, fence in a yard, hunting land, and the list goes on. You must see it to believe it!

5. 2026-01-16
   price $67,500 322-char remark

   Show marketing remark (322 chars)

   Property able to be sold with 2112 Canter Dr, parcel # 34-0384.000. Tiny home with a country feel, perfect low maintenance living! Hard to find flat area not in a flood zone! Lots of potential on this property, plenty of room to garden, fence in a yard, hunting land, and the list goes on. You must see it to believe it!

ⓘ 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: $167 · $14/mo
• Projected year-2 tax: $610 · $51/mo
• Expected delta: +$443/yr (+$37/mo · 265.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,816
• − Mortgage interest: −$3,781
• − Property taxes: −$167
• − Insurance: −$338
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$1,964
• Taxable income: $3,677
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $3,700/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: Portsmouth City
• NCES district ID: 3910027
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 31% ▼ -21.00%
• Median HH income: $27,311
• Composite: 21.52/100
• National rank: #8319
• State rank: #601 of 656 in OH

Livability — Portsmouth

• Score: 73/100
• State rank: #327
• US rank: #5379

Category grades

Amenities A+ Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, OH
• County: Scioto · 71,806 people
• Population (ZIP): 26,972
• Household income: $37,345
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 11.3

Population outlook (Scioto County) Hauer SSP2

• Today (2025): 71,121 people
• By 2030: 67,817 · -4.6%
• By 2040: 61,021 · -14.2%
• By 2050: 54,016 · -24.1%
• By 2075: 38,532 · -45.8%
• By 2100: 25,734 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Scioto

• 2024 margin: Solid R (+48.0) · D 25.7% · R 73.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -6.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+42.2 2016: R+36.8 2012: R+2.0 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.06%
• Current HPI: 141.5176
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-11 Pending — WRIST
• 2026-02-13 Relisted — WRIST
• 2026-01-16 Pending — WRIST
• 2026-01-16 Price Changed $67,500 WRIST
• 2026-01-16 Listed $67,500 WRIST

Property tax history

+25.3%/yr

Latest (2025): $167 · -26.6% YoY. Source: county tax records.