1166 Lafayette Rd Unit F38 · Medina, OH 44256

$39,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily · 17 Days on market

Built 1986 Fair condition $488/mo HOA · 29% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and full of potential! Located in Brookdale Mobile Home Park in Medina, this spacious 2-bedroom, 1-bath home offers over 1,050 square feet of living space and an open, inviting layout that's perfect for comfortable everyday living. Priced at just $39,900, this home is an excellent opportunity for budget-conscious buyers looking to build equity while enjoying immediate livability. While the property could benefit from some cosmetic updates and improvements, it is move-in ready as it sits. Outside, you'll find a convenient carport, storage shed, and swing set, providing added functionality and enjoyment. The home is situated within the highly regarded Medina City School District an

Key facts

• Storage shed
• Swing set
• Convenient carport

Tags

• CONVENIENT CARPORT
• STORAGE SHED
• SWING SET
• SHORT DRIVE TO MEDINA SQUARE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 2.9% in Medina — 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 76/100 on livability (#209 in OH, #3,302 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Medina City SD (suburban): math 70% / reading 74% proficiency, ranked #115 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.2%/yr); 370 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 471 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.17% ✓
• Cap rate: 22.86%
• Cash-on-cash: 59.15%
• DSCR: 3.63
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.16% rent growth · sell at horizon

5-year hold

• IRR: 60.2%
• Equity multiple: 3.77×
• Total profit: $30,899
• Equity at exit: $5,949

10-year hold

• IRR: 65.6%
• Equity multiple: 8.31×
• Total profit: $81,644
• Equity at exit: $3,450

Cash invested: $11,172 (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 →

ZIP-level market 44256

• Rents YoY: 4.2%
• Active inventory: 370
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$488
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $551

Break-even live

Break-even rent $967

Max offer price $39,900

Occupancy floor 62%

Sensitivity live

Price	-10% $578	-5% $564	+0% $551	+5% $537	+10% $523
Rent	-10% $419	-5% $485	+0% $551	+5% $616	+10% $682
Rate	-1.0pp $571	-0.5pp $561	base $551	+0.5pp $540	+1.0pp $530

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5777 Coneflower Dr Medina, OH	2.0	2.0	1318	$1,836	$1.39	2d	10	0.77mi

HOA detail

• Monthly dues: $488 · $5,856/yr

Listing history 11 events

1. 2026-06-21
   days on market $39,900 Active 17 DOM
2. 2026-06-18
   days on market $39,900 Active 14 DOM
3. 2026-06-17
   days on market $39,900 Active 13 DOM
4. 2026-06-16
   days on market $39,900 Active 12 DOM
5. 2026-06-15
   days on market $39,900 Active 11 DOM
6. 2026-06-13
   days on market $39,900 Active 9 DOM
7. 2026-06-13
   days on market $39,900 Active 8 DOM
8. 2026-06-09
   days on market $39,900 Active 5 DOM
9. 2026-06-08
   days on market $39,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $39,900 Active 3 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,966
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$5,856
• − Depreciation: −$1,161
• Taxable income: $6,722
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $4,995/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 · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition and could benefit from cosmetic updates and repairs to improve its curb appeal and increase its resale value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Minor exterior siding — The exterior siding has some discoloration and wear, which can be addressed with minor repairs.
• Minor flooring — The flooring has some wear and tear, which can be addressed with minor repairs.
• Minor interior walls — The interior walls have some discoloration and wear, which can be addressed with minor repairs.
• Minor bathrooms — The bathrooms have some wear and tear, which can be addressed with minor repairs.
• Minor HVAC and mechanical systems — The HVAC and mechanical systems have some wear and tear, which can be addressed with minor repairs.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's resale value.
• Resale Replace the roof — Replacing the roof can improve the home's structural integrity and increase its resale value.
• Resale Replace the flooring — Replacing the flooring can improve the home's appearance and increase its resale value.
• Resale Paint the interior walls — Painting the interior walls can improve the home's appearance and increase its resale value.
• Resale Update the bathrooms — Updating the bathrooms can improve the home's appearance and increase its resale value.
• Rental Service the HVAC and mechanical systems — Servicing the HVAC and mechanical systems can improve the home's comfort and energy efficiency, making it more attractive to renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding has some discoloration and wear, which can be addressed with minor repairs.	Minor	$500–3,000
flooring · The flooring has some wear and tear, which can be addressed with minor repairs.	Minor	$500–3,000
interior walls · The interior walls have some discoloration and wear, which can be addressed with minor repairs.	Minor	$500–3,000
bathrooms · The bathrooms have some wear and tear, which can be addressed with minor repairs.	Minor	$500–3,000
HVAC and mechanical systems · The HVAC and mechanical systems have some wear and tear, which can be addressed with minor repairs.	Minor	$500–3,000
Total estimated repair cost · 6 items		$17,500–65,000

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's resale value. ↑
• Resale Replace the roof — Replacing the roof can improve the home's structural integrity and increase its resale value. ↑
• Resale Replace the flooring — Replacing the flooring can improve the home's appearance and increase its resale value. ↑
• Resale Paint the interior walls — Painting the interior walls can improve the home's appearance and increase its resale value. ↑
• Resale Update the bathrooms — Updating the bathrooms can improve the home's appearance and increase its resale value. ↑
• Rental Service the HVAC and mechanical systems — Servicing the HVAC and mechanical systems can improve the home's comfort and energy efficiency, making it more attractive to renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Medina City SD
• NCES district ID: 3904438
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 74% ▼ -4.00%
• Median HH income: $69,725
• Composite: 62.9/100
• National rank: #661
• State rank: #115 of 656 in OH

Livability — Medina

• Score: 76/100
• State rank: #209
• US rank: #3302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medina, OH
• County: Medina County · 145,517 people
• City population: 64,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 64,924
• Household income: $99,923
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 919.0

Population outlook (Medina County) Hauer SSP2

• Today (2025): 185,249 people
• By 2030: 188,174 · +1.6%
• By 2040: 190,350 · +2.8%
• By 2050: 187,283 · +1.1%
• By 2075: 177,108 · -4.4%
• By 2100: 151,304 · -18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Medina

• 2024 margin: Strong R (+24.8) · D 37.2% · R 62.0%
• 2008→2024 swing: -16.8pp toward R · 2008: -8.0pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+23.4 2016: R+24.9 2012: R+13.1 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.25%
• Current HPI: 257.2597
• Rent YoY: ▲ 4.16%
• 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

1 event — show timeline

• 2026-06-04 Listed $39,900 MLSNOW