4882 Belle Meadow Rd · Mentor, OH 44060

$179,000

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 66 Days on market

Built 1950 10,724 sqft lot $196/sqft · 11% above area Est $161k · 11% over ↓ 5% since listing

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Why this score? — see what drove the C- 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 +21.5/30.0
• DSCR +6.9/10.0
• Schools +5.6/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

Key facts

• New vanity
• Remodeled ranch home
• Brand new kitchen

Tags

• REMODELED RANCH HOME
• BRAND NEW KITCHEN
• NEW SHAKER STYLE CABINETS
• LUXURY VINYL FLOORING
• SPACIOUS LIVING ROOM
• NEW VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (2.7% below list).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 66 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $161,166
• List price: $179,000
• Delta: 11.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4882 Belle Meadow Rd	0.00mi	3/1.0	914 (0%)	1mo	$185,000	$202	100
4938 Corduroy Rd	0.16mi	3/1.0	890 (-3%)	2mo	$102,500	$115	86
4927 Glenn Lodge Rd	0.18mi	3/1.0	891 (-2%)	3mo	$182,500	$205	85
5055 Brooksdale Rd	0.32mi	3/1.0	924 (+1%)	4mo	$175,000	$189	80
4760 Brooksdale Rd	0.25mi	3/1.0	936 (+2%)	6mo	$174,000	$186	79
4974 Wake Robin Rd	0.30mi	3/1.0	891 (-2%)	4mo	$142,650	$160	78
4891 Glenn Lodge Rd	0.16mi	3/1.0	1,020 (+12%)	0mo	$210,000	$206	73
5043 Forest Rd	0.41mi	3/1.0	891 (-2%)	5mo	$137,500	$154	73
4735 Corduroy Rd	0.32mi	3/1.0	875 (-4%)	8mo	$175,000	$200	71
4747 Willowbrook Dr	0.49mi	3/1.0	952 (+4%)	3mo	$171,000	$180	68
5027 Glenn Lodge Rd	0.31mi	2/1.0 (-1)	1,008 (+10%)	2mo	$180,000	$179	62
9268 Jordan Dr	0.62mi	3/1.0	960 (+5%)	2mo	$195,000	$203	61

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 · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,414
• Equity at exit: $26,689

10-year hold

• IRR: 8.3%
• Equity multiple: 1.70×
• Total profit: $35,052
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $268

Break-even live

Break-even rent $1,402

Max offer price $179,000

Occupancy floor 80%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4724 Homewood Dr Mentor, OH	3.0	1.0	924	$1,800	$1.95	2d	1	0.44mi

Listing history 9 events

1. 2026-05-11
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

2. 2026-05-04
   historical Contingent 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

3. 2026-04-20
   price $179,000 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

4. 2026-04-11
   price $182,000 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

5. 2026-03-27
   status Active 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

6. 2026-03-20
   historical Contingent 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

7. 2026-03-13
   status Active 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

8. 2026-03-07
   historical Contingent 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

9. 2026-03-06
   listed $188,000 Active 833-char remark

   Show marketing remark (833 chars)

   Welcome to this well cared for and remodeled ranch home with 3 bedrooms and 1 full bath, located in Mentor headlands. Enjoy the comfort of one floor living in this ranch home. With a brand new kitchen that offers new shaker style soft close cabinets, counter top, sink and faucet, luxury vinyl flooring, appliances include refrigerator, oven and microwave. The interior has been freshly painted, new luxury vinyl flooring throughout. A spacious living room with a lot of natural light. We have 3 bedrooms with new carpeting and light fixtures. The bathroom with new vanity, toilet, flooring, and fixtures. We have one car attached garage with access to the back yard to the patio area and a storage shed. A brand new roof on the house February 2026. A nice size lot with 75" of frontage a lot of area to enjoy those warmer days.

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,963 · $164/mo
• Expected delta: +$830/yr (+$69/mo · 73.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,899
• − Mortgage interest: −$10,027
• − Property taxes: −$1,133
• − Insurance: −$895
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$5,207
• Taxable income: $294
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $3,148/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

-4.8% since first listed

9 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-05-04 Contingent — MLSNOW
• 2026-04-20 Price Changed $179,000 MLSNOW
• 2026-04-11 Price Changed $182,000 MLSNOW
• 2026-03-27 Relisted — MLSNOW
• 2026-03-20 Contingent — MLSNOW
• 2026-03-13 Relisted — MLSNOW
• 2026-03-07 Contingent — MLSNOW
• 2026-03-06 Listed $188,000 MLSNOW

Property tax history

+0.2%/yr

Latest (2025): $1,133 · -21.1% YoY. Source: county tax records.