8031 Brichford Rd · Mentor, OH 44060

$259,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 50 Days on market

Built 1944 0.45 ac lot $209/sqft · 23% below area Est $424k · 39% 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 +5.9/30.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A park-like double lot hosts a lovingly maintained home with lots of curb appeal. Enjoy your summers by the inground pool and eat out on the 21x15 patio with a built-in grill. To add to the fun, the pool has a slide and diving board. A white picket fence outlines a spacious back yard and there is still room for your vegetable garden behind the fence. With two large picture windows and a sunroom with a wall of windows the house has plenty of natural light. The spacious family room has a large built-in bookcase to display your favorite books and treasures. The kitchen has large cabinets and great counter space. The shed is large enough for your riding lawnmower and pool equipment. Central air was installed in 2010, the same year the furnace was replaced. The roof and pool liner were replaced 3 years ago and most windows 5 years ago. You'll find extra storage space in the garage and sunroom. This is the perfect home for your memories.

Key facts

• Large in-ground pool
• Outdoor kitchen
• 0.45 acre lot

Tags

• QUIET DEAD-END STREET
• FULLY FENCED BACKYARD
• LARGE IN-GROUND POOL
• OUTDOOR KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-508 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (46.2% below list).
• Recommended offer: $139k (46.2% below list) — sets the bar for 1% rule.

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; 2 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 $2k of loan paydown is wiped out by about $8k 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 50 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $114k; list at $259k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,407 (46.2% 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 50 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — 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: 0.54% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.40%
• DSCR: 0.63
• GRM: 15.5

CMA / ARV

• ARV (median comp): $423,945
• List price: $259,000
• Delta: -38.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8004 Brichford Rd	0.05mi	3/1.0 (+1)	1,207 (-3%)	3mo	$208,000	$172	86
7977 Johnnycake Ridge Rd	0.20mi	3/2.0 (+1)	1,230 (-1%)	9mo	$220,000	$179	73
7691 Garfield Rd	0.39mi	3/1.5 (+1)	1,346 (+8%)	0mo	$330,000	$245	60

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: -28.8%
• Equity multiple: 0.02×
• Total profit: $-70,744
• Equity at exit: $38,618

10-year hold

• IRR: -21.5%
• Equity multiple: -0.21×
• Total profit: $-87,817
• Equity at exit: $22,394

Cash invested: $72,520 (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: 15.5×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-508

Break-even live

Break-even rent $2,037

Max offer price $169,307

Occupancy floor —

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7950 Mentor Ave Mentor, OH	1.0–3.0	1.0–1.5	937	$1,297	$1.38	1d	12	0.34mi
7559 Mentor Ave Unit 415 Mentor, OH	2.0	1.0	800	$1,195	$1.49	16d	1	0.94mi

Listing history 18 events

1. 2026-06-18
   days on market $259,000 Active 50 DOM
2. 2026-06-17
   days on market $259,000 Active 49 DOM
3. 2026-06-16
   days on market $259,000 Active 48 DOM
4. 2026-06-15
   days on market $259,000 Active 47 DOM
5. 2026-06-13
   days on market $259,000 Active 45 DOM
6. 2026-06-09
   days on market $259,000 Active 41 DOM
7. 2026-06-08
   days on market $259,000 Active 40 DOM
8. 2026-06-07
   days on market $259,000 Active 39 DOM
9. 2026-06-05
   days on market $259,000 Active 36 DOM
10. 2026-06-03
    days on market $259,000 Active 35 DOM
11. 2026-06-02
    days on market $259,000 Active 34 DOM
12. 2026-06-02
    pricestatusdays on market $259,000 Active 33 DOM
13. 2026-04-22
    status Active
14. 2026-04-22
    status Pending
15. 2026-04-10
    listed $270,000 Active
16. 2011-10-31
    soldstatus $114,000 945-char remark

    Show marketing remark (945 chars)

    A park-like double lot hosts a lovingly maintained home with lots of curb appeal. Enjoy your summers by the inground pool and eat out on the 21x15 patio with a built-in grill. To add to the fun, the pool has a slide and diving board. A white picket fence outlines a spacious back yard and there is still room for your vegetable garden behind the fence. With two large picture windows and a sunroom with a wall of windows the house has plenty of natural light. The spacious family room has a large built-in bookcase to display your favorite books and treasures. The kitchen has large cabinets and great counter space. The shed is large enough for your riding lawnmower and pool equipment. Central air was installed in 2010, the same year the furnace was replaced. The roof and pool liner were replaced 3 years ago and most windows 5 years ago. You'll find extra storage space in the garage and sunroom. This is the perfect home for your memories.

17. 2011-10-31
    soldstatus $114,000

    Show marketing remark (945 chars)

    A park-like double lot hosts a lovingly maintained home with lots of curb appeal. Enjoy your summers by the inground pool and eat out on the 21x15 patio with a built-in grill. To add to the fun, the pool has a slide and diving board. A white picket fence outlines a spacious back yard and there is still room for your vegetable garden behind the fence. With two large picture windows and a sunroom with a wall of windows the house has plenty of natural light. The spacious family room has a large built-in bookcase to display your favorite books and treasures. The kitchen has large cabinets and great counter space. The shed is large enough for your riding lawnmower and pool equipment. Central air was installed in 2010, the same year the furnace was replaced. The roof and pool liner were replaced 3 years ago and most windows 5 years ago. You'll find extra storage space in the garage and sunroom. This is the perfect home for your memories.

18. 2011-06-15
    listed $119,000 945-char remark

    Show marketing remark (945 chars)

    A park-like double lot hosts a lovingly maintained home with lots of curb appeal. Enjoy your summers by the inground pool and eat out on the 21x15 patio with a built-in grill. To add to the fun, the pool has a slide and diving board. A white picket fence outlines a spacious back yard and there is still room for your vegetable garden behind the fence. With two large picture windows and a sunroom with a wall of windows the house has plenty of natural light. The spacious family room has a large built-in bookcase to display your favorite books and treasures. The kitchen has large cabinets and great counter space. The shed is large enough for your riding lawnmower and pool equipment. Central air was installed in 2010, the same year the furnace was replaced. The roof and pool liner were replaced 3 years ago and most windows 5 years ago. You'll find extra storage space in the garage and sunroom. This is the perfect home for your memories.

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $2,878 · $240/mo
• Expected delta: +$1,163/yr (+$97/mo · 67.8%)

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,729
• − Mortgage interest: −$14,508
• − Property taxes: −$1,715
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$7,535
• Taxable loss: −$11,000
• Est. tax savings @ 24.0%: +$2,640
• After-tax cash flow: $-3,453/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

+126.9% since first listed

6 events — show timeline

• 2026-04-22 Relisted — MLSNOW
• 2026-04-22 Pending — MLSNOW
• 2026-04-10 Listed $270,000 MLSNOW
• 2011-10-31 Sold (Public Records) $114,000 Public Records
• 2011-10-31 Sold (MLS) $114,000 MLSNOW
• 2011-06-15 Listed $119,000 MLSNOW

Property tax history

-0.7%/yr

Latest (2025): $1,715 · -22.1% YoY. Source: county tax records.