856 Beech Ave · Painesville, OH 44077

$120,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 10 Days on market

Built 1989 3,920 sqft 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 856 Beech Ave in desirable Painesville Township. A well-maintained 3-bedroom, 1bath manufactured home offering comfort, functionality, and a prime location near some lake county's best outdoor amenities. Step inside to a bright and inviting living space with an efficient layout designed for easy everyday living. The spacious kitchen provides ample cabinetry and room for dining while 3 nicely sized bedrooms offer flexibility for family, guests, or a home office. Enjoy summer days relaxing in your private above-ground pool, perfect for entertaining or unwinding after a long day. The yard provides additional space for outdoor gatherings, gardening, or simply enjoying the fresh air.

Key facts

• Ample cabinetry
• Nearby amenities
• Spacious kitchen

Tags

• PRIVATE ABOVE-GROUND POOL
• SPACIOUS KITCHEN
• AMPLE CABINETRY
• OUTDOOR GATHERINGS
• WALKING TRAILS
• NEARBY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.4% vs local median 2.9% in Painesville — 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 (#360 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Riverside Local (suburban): math 58% / reading 67% proficiency, ranked #217 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 $83k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.23% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,544
• Equity at exit: $17,892

10-year hold

• IRR: 11.5%
• Equity multiple: 1.93×
• Total profit: $31,408
• Equity at exit: $10,375

Cash invested: $33,600 (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 44077

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $313

Break-even live

Break-even rent $1,084

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $381	-5% $347	+0% $313	+5% $279	+10% $245
Rent	-10% $196	-5% $254	+0% $313	+5% $371	+10% $430
Rate	-1.0pp $373	-0.5pp $343	base $313	+0.5pp $282	+1.0pp $250

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-03-30
   status Pending
2. 2026-03-30
   historical Contingent
3. 2026-03-20
   listed $120,000 Active
4. 2026-02-21
   historical
5. 2026-01-16
   historical Contingent
6. 2026-01-14
   price $115,000
7. 2025-12-03
   status Active
8. 2025-10-07
   historical Contingent
9. 2025-10-01
   price $120,000
10. 2025-09-26
    status Active
11. 2025-09-11
    listed $127,000 Active
12. 2024-12-03
    historical
13. 2024-11-08
    price $124,900
14. 2024-10-31
    price $130,000
15. 2024-10-11
    price $132,500
16. 2024-09-20
    listed $135,000 Active
17. 2021-12-16
    soldstatus $83,000 Closed
18. 2021-11-10
    status Pending
19. 2021-10-07
    price $83,000
20. 2021-09-23
    listed $88,000 Active
21. 1989-11-01
    soldstatus $44,900

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 18 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: $17,760
• − Mortgage interest: −$6,722
• − Property taxes: −$2,124
• − Insurance: −$600
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,491
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,280/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: Riverside Local
• NCES district ID: 3910014
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $69,717
• Composite: 55.0/100
• National rank: #1297
• State rank: #217 of 656 in OH

Livability — Painesville

• Score: 72/100
• State rank: #360
• US rank: #5785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 204,927 people
• City population: 57,325
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 57,325
• Household income: $85,056
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1333.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -183.05%
• Current HPI: 181.2976
• Rent YoY: ▲ 3.68%
• 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

+167.3% since first listed

21 events — show timeline

• 2026-03-30 Pending — MLSNOW
• 2026-03-30 Contingent — MLSNOW
• 2026-03-20 Listed $120,000 MLSNOW
• 2026-02-21 Listing Removed — MLSNOW
• 2026-01-16 Contingent — MLSNOW
• 2026-01-14 Price Changed $115,000 MLSNOW
• 2025-12-03 Relisted — MLSNOW
• 2025-10-07 Contingent — MLSNOW
• 2025-10-01 Price Changed $120,000 MLSNOW
• 2025-09-26 Relisted — MLSNOW
• 2025-09-11 Listed $127,000 MLSNOW
• 2024-12-03 Listing Removed — MLSNOW
• 2024-11-08 Price Changed $124,900 MLSNOW
• 2024-10-31 Price Changed $130,000 MLSNOW
• 2024-10-11 Price Changed $132,500 MLSNOW
• 2024-09-20 Listed $135,000 MLSNOW
• 2021-12-16 Sold (MLS) $83,000 MLSNOW
• 2021-11-10 Pending — MLSNOW
• 2021-10-07 Price Changed $83,000 MLSNOW
• 2021-09-23 Listed $88,000 MLSNOW
• 1989-11-01 Sold (Public Records) $44,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,124 · -0.7% YoY. Source: county tax records.