2175 NE Catawba Rd #24 · Port Clinton, OH 43452

$114,900

2 bd · 1.0 ba · 800 sqft · Manufactured · 139 Days on market

Manufactured home Built 1968 Good condition $144/sqft · 26% below area Est $155k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Schools +5.6/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -3.9

Listing remarks

MOTIVATED SELLER! WILL CONSIDER ALL REASONABLE OFFERS! Looking for an affordable Lake Erie getaway with water views? This charming and well-maintained 2-bedroom seasonal home overlooking West Harbor offers the perfect opportunity to enjoy the Vacationland lifestyle without the waterfront price tag!Located in West Harbor Club, a seasonal community in a peaceful waterfront setting, this cozy retreat is just minutes from Catawba Island, Port Clinton, Lake Erie, marinas, boating, fishing, restaurants, shopping, wineries, island ferries, and area attractions.

Key facts

• Functional kitchen
• Water views
• Inviting living area

Tags

• WATER VIEWS
• WATERFRONT SETTING
• INVITING LIVING AREA
• FUNCTIONAL KITCHEN
• PLENTY OF CABINET SPACE
• DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-494 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $43k (62.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (19.9% below list).
• Recommended offer: $43k (62.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 0.9% 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: 346 active listings in the ZIP; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 139 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,440 (62.2% 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 139 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $155,000
• List price: $114,900
• Delta: -25.87%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 N Buck Rd #80	0.82mi	2/1.0	780 (-2%)	12mo	$112,000	$144	50
1600 N Buck Rd #35	0.82mi	2/1.0	720 (-10%)	6mo	$145,000	$201	43
1623 NE Catawba Rd #129	0.75mi	3/1.0 (+1)	720 (-10%)	2mo	$186,000	$258	42
1600 N Buck Rd #53	0.81mi	2/1.0	896 (+12%)	4mo	$155,000	$173	42
1510 N Buck Rd. #21 Rd	0.89mi	2/1.0	924 (+16%)	14mo	$280,000	$303	29
1510 N Buck Rd #14	0.89mi	3/2.0 (+1)	924 (+16%)	3mo	$387,200	$419	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: -52.9%
• Equity multiple: -0.55×
• Total profit: $-49,796
• Equity at exit: $17,132

10-year hold

• IRR: —
• Equity multiple: -1.57×
• Total profit: $-82,741
• Equity at exit: $9,934

Cash invested: $32,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $149,900 ($223/sqft)
• Median days on market: 54 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -13.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43452

• Active inventory: 346
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $920 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-494

Break-even live

Break-even rent $1,545

Max offer price $43,440

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-454	+0% $-494	+5% $-534	+10% $-573
Rent	-10% $-567	-5% $-530	+0% $-494	+5% $-458	+10% $-421
Rate	-1.0pp $-436	-0.5pp $-465	base $-494	+0.5pp $-524	+1.0pp $-554

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: $28,725
• Closing costs: $3,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public waterPublic sewerCable available
• Home design: Residential mobile homeFacing information not provided
• Construction: Vinyl sidingMetal roof
• Exterior features: DeckShed(s)Has a viewSatellite dish

Interior

• Kitchen: RangeDishwasher disposal (disposal)Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with heat pumpCentral airCeiling fans
• Interior features: Disposal, Range, RefrigeratorCrawl space basement

Listing history 50 events

1. 2026-09-23
   days on market $114,900 Active 139 DOM
2. 2026-09-21
   days on market $114,900 Active 137 DOM
3. 2026-09-20
   days on market $114,900 Active 136 DOM
4. 2026-09-19
   days on market $114,900 Active 134 DOM
5. 2026-09-17
   days on market $114,900 Active 133 DOM
6. 2026-09-17
   days on market $114,900 Active 132 DOM
7. 2026-09-16
   days on market $114,900 Active 131 DOM
8. 2026-09-14
   days on market $114,900 Active 130 DOM
9. 2026-09-13
   days on market $114,900 Active 129 DOM
10. 2026-09-12
    days on market $114,900 Active 128 DOM
11. 2026-09-11
    days on market $114,900 Active 127 DOM
12. 2026-09-05
    days on market $114,900 Active 121 DOM
13. 2026-09-04
    days on market $114,900 Active 120 DOM
14. 2026-09-03
    days on market $114,900 Active 119 DOM
15. 2026-09-02
    days on market $114,900 Active 118 DOM
16. 2026-08-30
    days on market $114,900 Active 115 DOM
17. 2026-08-29
    days on market $114,900 Active 114 DOM
18. 2026-08-28
    days on market $114,900 Active 113 DOM
19. 2026-08-27
    days on market $114,900 Active 112 DOM
20. 2026-08-26
    days on market $114,900 Active 111 DOM
21. 2026-08-25
    days on market $114,900 Active 110 DOM
22. 2026-08-24
    days on market $114,900 Active 109 DOM
23. 2026-08-23
    days on market $114,900 Active 108 DOM
24. 2026-08-22
    days on market $114,900 Active 107 DOM
25. 2026-08-21
    days on market $114,900 Active 106 DOM
26. 2026-08-20
    days on market $114,900 Active 105 DOM
27. 2026-08-19
    pricedays on market $114,900 Active 104 DOM
28. 2026-08-18
    days on market $124,900 Active 103 DOM
29. 2026-08-17
    days on market $124,900 Active 102 DOM
30. 2026-08-16
    days on market $124,900 Active 101 DOM
31. 2026-08-15
    days on market $124,900 Active 100 DOM
32. 2026-08-14
    days on market $124,900 Active 99 DOM
33. 2026-08-13
    days on market $124,900 Active 98 DOM
34. 2026-08-12
    days on market $124,900 Active 97 DOM
35. 2026-08-11
    days on market $124,900 Active 96 DOM
36. 2026-08-10
    days on market $124,900 Active 95 DOM
37. 2026-08-09
    days on market $124,900 Active 94 DOM
38. 2026-08-08
    days on market $124,900 Active 93 DOM
39. 2026-08-07
    days on market $124,900 Active 92 DOM
40. 2026-08-06
    days on market $124,900 Active 91 DOM
41. 2026-08-05
    days on market $124,900 Active 90 DOM
42. 2026-08-04
    days on market $124,900 Active 89 DOM
43. 2026-08-03
    days on market $124,900 Active 88 DOM
44. 2026-07-31
    days on market $124,900 Active 85 DOM
45. 2026-07-29
    days on market $124,900 Active 83 DOM
46. 2026-07-27
    days on market $124,900 Active 81 DOM
47. 2026-07-25
    days on market $124,900 Active 79 DOM
48. 2026-07-24
    days on market $124,900 Active 78 DOM
49. 2026-07-23
    days on market $124,900 Active 77 DOM
50. 2026-07-22
    days on market $124,900 Active 76 DOM

ⓘ 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 AE · 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,039
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$5,693
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$3,343
• Taxable loss: −$7,922
• Est. tax savings @ 24.0%: +$1,901
• After-tax cash flow: $-4,025/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This well-maintained mobile home is move-in ready with a good exterior and interior condition, ideal for seasonal or year-round living.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Bataan Memorial Primary School Middle Port Clinton Middle School B+ OH #248/654 Nat'l #1,620/14,009 High Port Clinton High School D OH #390/781 Nat'l #5,677/17,239

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

B Composite livability gradescore 72/100

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 · 39,548 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public waterPublic sewerCable available
• Home design: Residential mobile homeFacing information not provided
• Construction: Vinyl sidingMetal roof
• Exterior features: DeckShed(s)Has a viewSatellite dish

Interior

• Kitchen: RangeDishwasher disposal (disposal)Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with heat pumpCentral airCeiling fans
• Interior features: Disposal, Range, RefrigeratorCrawl space basement

Price history

1 event — show timeline

• 2026-05-06 Listed $149,900 FAOR