8200 Deepwood Blvd Unit 12-6 · Mentor, OH 44060

$110,000

1 bd · 1.0 ba · 600 sqft · Condo · 35 Days on market

Built 1969 $183/sqft · 20% above area Est $92k · 20% over $165/mo HOA · 14% of rent

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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 +13.1/30.0
• 1% rule +5.6/10.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated 1 Bedroom Condo. Newer Living Room and Bedroom furniture stays. Newer appliances. Cabinets and carpet. Community laundry. Detached single car garage.

Key facts

• Outdoor pool
• Community clubhouse
• Renovated bath

Tags

• NEWER LAMINATE FLOORING
• RENOVATED BATH
• OUTDOOR POOL
• COMMUNITY CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-4 ($-47/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (0.5% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.7% in Mentor — 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 84/100 on livability (#53 in OH, #739 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, cost of living A+; Watch: amenities D, commute F.
• Mentor Exempted Village (suburban): math 58% / reading 70% proficiency, ranked #201 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.5%/yr); 264 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($88k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago 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.
• Current owner paid $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Recommended offer $106,700 (3.0% 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 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.06% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 7.9

CMA / ARV

• ARV (median comp): $91,661
• List price: $110,000
• Delta: 20.01%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-14,899
• Equity at exit: $16,401

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $398
• Equity at exit: $9,511

Cash invested: $30,800 (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 44060

• Rents YoY: 5.5%
• Active inventory: 264
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$165
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-4

Break-even live

Break-even rent $1,171

Max offer price $109,433

Occupancy floor 95%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7950 Mentor Ave Mentor, OH	1.0–3.0	1.0–1.5	937	$1,045	$1.11	1d	12	0.88mi
7945 Mentor Ave Mentor, OH	1.0	1.0	588	$1,200	$2.04	1d	1	1.03mi
7205 Mentor Ave Mentor, OH	1.0	1.0	740	$1,135	$1.53	1d	5	1.11mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 35 DOM
2. 2026-06-17
   days on market $110,000 Active 34 DOM
3. 2026-06-16
   days on market $110,000 Active 33 DOM
4. 2026-06-15
   days on market $110,000 Active 32 DOM
5. 2026-06-13
   days on market $110,000 Active 30 DOM
6. 2026-06-09
   days on market $110,000 Active 26 DOM
7. 2026-06-08
   days on market $110,000 Active 25 DOM
8. 2026-06-07
   days on market $110,000 Active 24 DOM
9. 2026-06-05
   days on market $110,000 Active 21 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-02
    days on market $110,000 Active 19 DOM
12. 2026-06-01
    days on market $110,000 Active 18 DOM
13. 2026-05-31
    days on market $110,000 Active 17 DOM
14. 2026-05-13
    listed $110,000 Active 278-char remark
15. 2015-01-28
    soldstatus $45,000 164-char remark

    Show marketing remark (164 chars)

    Nicely updated 1 Bedroom Condo. Newer Living Room and Bedroom furniture stays. Newer appliances. Cabinets and carpet. Community laundry. Detached single car garage.

16. 2014-12-10
    historical 164-char remark

    Show marketing remark (164 chars)

    Nicely updated 1 Bedroom Condo. Newer Living Room and Bedroom furniture stays. Newer appliances. Cabinets and carpet. Community laundry. Detached single car garage.

17. 2014-07-17
    listed $54,900 164-char remark

    Show marketing remark (164 chars)

    Nicely updated 1 Bedroom Condo. Newer Living Room and Bedroom furniture stays. Newer appliances. Cabinets and carpet. Community laundry. Detached single car garage.

18. 2013-03-08
    soldstatus $27,000

    Show marketing remark (374 chars)

    Cute first floor ranch condo! Living Room with bay window lets the sunshine in! Neutral decor and nice kitchen. Located close to shopping, schools and easy access to the freeways. This is a Fannie Mae HomePath Property. Purchase this property with as little as 3% down! This property is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing!!

19. 2012-10-16
    listed $31,000

    Show marketing remark (374 chars)

    Cute first floor ranch condo! Living Room with bay window lets the sunshine in! Neutral decor and nice kitchen. Located close to shopping, schools and easy access to the freeways. This is a Fannie Mae HomePath Property. Purchase this property with as little as 3% down! This property is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing!!

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,994
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − HOA: −$1,980
• − Depreciation: −$3,200
• Taxable loss: −$1,787
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $382/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: Mentor Exempted Village
• NCES district ID: 3904549
• Math proficiency: 58% ▼ -17.00%
• Reading proficiency: 70% ▼ -9.00%
• Median HH income: $64,267
• Composite: 55.71/100
• National rank: #1221
• State rank: #201 of 656 in OH

Livability — Mentor

• Score: 84/100
• State rank: #53
• US rank: #739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mentor, OH
• County: Lake County · 204,927 people
• City population: 60,779
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 60,779
• Household income: $87,599
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 883.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 7% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.36%
• Current HPI: 188.9887
• Rent YoY: ▲ 5.54%
• Metro: Cleveland-Elyria, OH
• 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

+254.8% since first listed

6 events — show timeline

• 2026-05-13 Listed $110,000 MLSNOW
• 2015-01-28 Sold (MLS) $45,000 MLSNOW
• 2014-12-10 Listing Removed — MLSNOW
• 2014-07-17 Listed $54,900 MLSNOW
• 2013-03-08 Sold (MLS) $27,000 MLSNOW
• 2012-10-16 Listed $31,000 MLSNOW