630 W 6th St · Port Clinton, OH 43452

$1,050,000

None bd · None ba · 8,415 sqft · MultiFamily public records · 54 Days on market

Built 1973 0.63 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Looking to increase your investment portfolio? This Turnkey 3-story, 12-unit Apartment Building consists of eight 1-room apartments and four 2-room apartments. Laundry Room. The building is at 90% occupancy, located in Port Clinton. Tenants are responsible for electric. The seller pays for heat, water, & garbage. Recent updates boiler is about 5 yrs. old, newer shingles on the roof, new wood on the balconies, removed all carpet, added no skid weather mats. Open House will be on January 10th (10 am-1 pm) & January 12th (3 pm-6 pm).

Key facts

• 0.63 acre lot
• Built 1973
• Listed 54 days

Property features AI

Finance

• Other: Property located in the Lay Estates subdivision

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (5–15 units)
• Construction: Brick veneer construction
• Exterior features: Asphalt flat roof

Interior

• Heating & cooling: Natural gas heating; Hot water heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 8×1bd/1ba + 4×2bd/1ba units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $11k ($127k/yr) — positive. Per door: $880/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.05M).
• Recommended offer: $1.02M (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• At $21,604/mo this rent would consume 406% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $32k 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 $294k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($1.02M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $150k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $675k; list at $1.05M implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $1,018,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.06% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.10%
• DSCR: 2.92
• GRM: 4.1

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: 39.9%
• Equity multiple: 2.71×
• Total profit: $502,208
• Equity at exit: $156,558

10-year hold

• IRR: 46.2%
• Equity multiple: 5.43×
• Total profit: $1,302,706
• Equity at exit: $90,785

Cash invested: $294,000 (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: 49.3×

Monthly cashflow live

• Estimated rent: $21,604 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$565 /mo · $6,776/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,537
• Net cashflow: $10,559

Break-even live

Break-even rent $8,239

Max offer price $1,050,000

Occupancy floor 46%

Sensitivity live

Price	-10% $11,153	-5% $10,856	+0% $10,559	+5% $10,261	+10% $9,964
Rent	-10% $8,852	-5% $9,705	+0% $10,559	+5% $11,412	+10% $12,265
Rate	-1.0pp $11,087	-0.5pp $10,826	base $10,559	+0.5pp $10,287	+1.0pp $10,010

12-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$14,208
▸ 4× units	2	1	$7,392
Total (12 units)			$21,604

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $1,050,000 Active 54 DOM
2. 2026-06-21
   days on market $1,050,000 Active 53 DOM
3. 2026-06-18
   days on market $1,050,000 Active 51 DOM
4. 2026-06-17
   days on market $1,050,000 Active 50 DOM
5. 2026-06-16
   days on market $1,050,000 Active 49 DOM
6. 2026-06-15
   days on market $1,050,000 Active 48 DOM
7. 2026-06-13
   days on market $1,050,000 Active 46 DOM
8. 2026-06-12
   days on market $1,050,000 Active 45 DOM
9. 2026-06-09
   days on market $1,050,000 Active 42 DOM
10. 2026-06-08
    days on market $1,050,000 Active 41 DOM
11. 2026-06-08
    days on market $1,050,000 Active 40 DOM
12. 2026-06-07
    days on market $1,050,000 Active 39 DOM
13. 2026-06-04
    days on market $1,050,000 Active 36 DOM
14. 2026-06-02
    days on market $1,050,000 Active 35 DOM
15. 2026-06-01
    days on market $1,050,000 Active 34 DOM
16. 2026-05-31
    days on market $1,050,000 Active 33 DOM
17. 2026-05-12
    price $1,050,000 530-char remark
18. 2026-04-28
    listed $1,200,000 Active 530-char remark
19. 2023-03-24
    soldstatus $675,000
20. 2023-03-23
    soldstatus $675,000 Closed 547-char remark

    Show marketing remark (547 chars)

    Looking to increase your investment portfolio? This Turnkey 3-story, 12-unit Apartment Building consists of eight 1-room apartments and four 2-room apartments. Laundry Room. The building is at 90% occupancy, located in Port Clinton. Tenants are responsible for electric. The seller pays for heat, water, & garbage. Recent updates boiler is about 5 yrs. old, newer shingles on the roof, new wood on the balconies, removed all carpet, added no skid weather mats. Open House will be on January 10th (10 am-1 pm) & January 12th (3 pm-6 pm).

21. 2023-01-19
    historical Active Under Contract 547-char remark

    Show marketing remark (547 chars)

    Looking to increase your investment portfolio? This Turnkey 3-story, 12-unit Apartment Building consists of eight 1-room apartments and four 2-room apartments. Laundry Room. The building is at 90% occupancy, located in Port Clinton. Tenants are responsible for electric. The seller pays for heat, water, & garbage. Recent updates boiler is about 5 yrs. old, newer shingles on the roof, new wood on the balconies, removed all carpet, added no skid weather mats. Open House will be on January 10th (10 am-1 pm) & January 12th (3 pm-6 pm).

22. 2022-12-27
    listed $735,000 Active 547-char remark

    Show marketing remark (547 chars)

    Looking to increase your investment portfolio? This Turnkey 3-story, 12-unit Apartment Building consists of eight 1-room apartments and four 2-room apartments. Laundry Room. The building is at 90% occupancy, located in Port Clinton. Tenants are responsible for electric. The seller pays for heat, water, & garbage. Recent updates boiler is about 5 yrs. old, newer shingles on the roof, new wood on the balconies, removed all carpet, added no skid weather mats. Open House will be on January 10th (10 am-1 pm) & January 12th (3 pm-6 pm).

ⓘ 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: $6,776 · $565/mo
• Projected year-2 tax: $11,578 · $965/mo
• Expected delta: +$4,802/yr (+$400/mo · 70.9%)

ⓘ 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: $259,248
• − Mortgage interest: −$58,816
• − Property taxes: −$6,776
• − Insurance: −$5,250
• − Repairs & maintenance: −$20,740
• − Management: −$20,740
• − Depreciation: −$30,545
• Taxable income: $116,380
• Est. tax owed @ 24.0%: −$27,931
• After-tax cash flow: $98,773/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

+42.9% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $1,050,000 FAOR
• 2026-04-28 Listed $1,200,000 FAOR
• 2023-03-24 Sold (Public Records) $675,000 Public Records
• 2023-03-23 Sold (MLS) $675,000 FAOR
• 2023-01-19 Contingent — FAOR
• 2022-12-27 Listed $735,000 FAOR

Property tax history

+2.9%/yr

Latest (2025): $6,776 · -1.7% YoY. Source: county tax records.