216 E 11th St · Port Clinton, OH 43452

$237,900

4 bd · 2.0 ba · 1,937 sqft · SingleFamily public records · 31 Days on market

Built 1965 0.30 ac lot $123/sqft · 14% below area Est $276k · 14% under

---

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).

• ARV discount +13.8/15.0
• Cash flow +10.1/30.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 216 E. 11th Street - a lovingly maintained home offering nearly 2,000 square feet of living space in a convenient in-town location. Owned and cared for by the same owner since it was built, this 4-bedroom, 2 full bathroom property is filled with warmth, character, and opportunity for its next chapter. Situated on a spacious . 304-acre lot, the home features a fully fenced backyard perfect for pets, play, gardening, or outdoor entertaining. Inside, you'll find generously sized living spaces designed for both comfort and functionality, including a large living room centered around a cozy wood-burning fireplace and an expansive family room featuring a retro-style wood-burning firepl

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1965

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener and paved driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Shed(s) on property

Interior

• Kitchen: Includes dishwasher, range, refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric and natural gas heating with baseboard and forced air; Ceiling fans for cooling
• Interior features: Dishwasher, Range, Refrigerator; Gas and wood-burning fireplaces; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (24.3% below list).
• Recommended offer: $180k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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+, health & safety B+; 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.
• Zoned schools: Bataan Memorial Primary School (352 students, 79% FRL); Port Clinton Middle School (math 59% / reading 64%, grade B+, #248 of 654 statewide, top 38%, 350 students, 45% FRL); Port Clinton High School (math 37% / reading 62%, grade D, #390 of 781 statewide, top 54%, 509 students, 38% FRL).
• Market conditions: 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,000 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.76% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 11.0

CMA / ARV

• ARV (median comp): $276,496
• List price: $237,900
• Delta: -13.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 E 10th St	0.17mi	4/2.5	1,872 (-3%)	12mo	$400,000	$214	74
118 E 5th St	0.46mi	3/2.0 (-1)	1,792 (-8%)	5mo	$230,000	$128	57
816 Jackson Dr	0.36mi	3/2.0 (-1)	1,804 (-7%)	18mo	$250,000	$139	52
424 Monroe St	0.56mi	4/2.0	1,702 (-12%)	4mo	$250,000	$147	51
606 Laurel Ave	0.66mi	4/2.0	2,107 (+9%)	12mo	$339,000	$161	45
812 Jefferson St	0.24mi	3/2.0 (-1)	1,666 (-14%)	20mo	$289,900	$174	44
625 Laurel Ave	0.61mi	3/1.0 (-1)	1,829 (-6%)	11mo	$299,000	$163	44
230 Washington St	0.68mi	4/1.5	1,768 (-9%)	21mo	$154,900	$88	34
642 Glendale Dr	0.47mi	3/2.5 (-1)	2,162 (+12%)	23mo	$324,000	$150	32
417 Harrison St	0.66mi	3/1.5 (-1)	2,186 (+13%)	10mo	$272,500	$125	32
632 Orchard Dr	0.58mi	3/1.5 (-1)	1,687 (-13%)	19mo	$298,000	$177	29

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-47,454
• Equity at exit: $35,472

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-52,853
• Equity at exit: $20,569

Cash invested: $66,612 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,248
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-139

Break-even live

Break-even rent $1,976

Max offer price $213,268

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-72	+0% $-139	+5% $-207	+10% $-274
Rent	-10% $-282	-5% $-211	+0% $-139	+5% $-68	+10% $3
Rate	-1.0pp $-20	-0.5pp $-79	base $-139	+0.5pp $-201	+1.0pp $-264

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: $59,475
• Closing costs: $7,137
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
727 Madison St Port Clinton, OH	3.0	1.0	1700	$1,800	$1.06	45d	1	0.24mi

Listing history 17 events

1. 2026-06-21
   days on market $237,900 Active 31 DOM
2. 2026-06-21
   days on market $237,900 Active 30 DOM
3. 2026-06-18
   days on market $237,900 Active 28 DOM
4. 2026-06-17
   days on market $237,900 Active 27 DOM
5. 2026-06-16
   days on market $237,900 Active 26 DOM
6. 2026-06-15
   days on market $237,900 Active 25 DOM
7. 2026-06-13
   days on market $237,900 Active 23 DOM
8. 2026-06-12
   days on market $237,900 Active 22 DOM
9. 2026-06-09
   days on market $237,900 Active 19 DOM
10. 2026-06-08
    days on market $237,900 Active 18 DOM
11. 2026-06-08
    days on market $237,900 Active 17 DOM
12. 2026-06-07
    days on market $237,900 Active 16 DOM
13. 2026-06-04
    days on market $237,900 Active 13 DOM
14. 2026-06-02
    days on market $237,900 Active 12 DOM
15. 2026-06-01
    days on market $237,900 Active 11 DOM
16. 2026-05-31
    days on market $237,900 Active 10 DOM
17. 2026-05-13
    historical $237,900 1463-char remark

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $3,144 · $262/mo
• Expected delta: +$567/yr (+$47/mo · 22.0%)

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

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: $21,600
• − Mortgage interest: −$13,326
• − Property taxes: −$2,577
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,921
• Taxable loss: −$5,869
• Est. tax savings @ 24.0%: +$1,409
• After-tax cash flow: $-265/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: 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $237,900 FAOR
• 2026-05-13 Coming Soon $237,900 FAOR

Property tax history

+4.7%/yr

Latest (2025): $2,577 · -2.0% YoY. Source: county tax records.