9041 Maiden Ln · Mentor, OH 44060

$215,000

4 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 3 Days on market

Built 1949 6,969 sqft lot Est $222k · at est.

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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 +19.3/30.0
• ARV discount +8.9/15.0
• DSCR +6.1/10.0
• Schools +5.6/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just rehabbed, this is a MUST see! NEW trim, cabinets, wood flooring, carpet, tile, bathroom and granite through out.

Key facts

• Open-concept flow
• Stone fireplace
• Granite countertops

Tags

• CORNER LOT
• ENCLOSED BREEZEWAY
• STONE FIREPLACE
• OPEN-CONCEPT FLOW
• GRANITE COUNTERTOPS
• FINISHED LOWER LEVEL

Property features AI

Finance

• HOA & community: Nearby amenities include golf, park, shopping and public transportation

Exterior

• Parking: Paved driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Faces south
• Construction: Aluminum siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Garden; Deck; Porch; Outbuilding/storage; Full wood fencing; Corner lot; Lot dimensions approximately 50 x 144

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement; Living room fireplace (gas and wood-burning)
• Laundry & utility: Washer and dryer on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $236 ($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 $208k (3.5% below list).
• Recommended offer: $208k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $120k; list at $215k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,505 (3.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $221,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4633 Farley Dr	0.48mi	3/1.0 (-1)	1,400 (-0%)	1mo	$220,000	$157	71
4868 Belle Meadow Rd	0.09mi	3/2.0 (-1)	1,472 (+5%)	10mo	$185,000	$126	70
8980 Lake Overlook Dr	0.21mi	3/2.0 (-1)	1,380 (-2%)	11mo	$260,000	$188	69
4854 Marigold Rd	0.11mi	3/1.0 (-1)	1,236 (-12%)	7mo	$193,000	$156	64
4865 Robinwood Dr	0.27mi	3/1.0 (-1)	1,239 (-12%)	1mo	$174,000	$140	62
5025 Lakeview Dr	0.54mi	3/2.5 (-1)	1,393 (-1%)	4mo	$285,000	$205	59
5020 Lakeview Dr	0.55mi	3/2.5 (-1)	1,420 (+1%)	3mo	$309,000	$218	59
4995 Marigold Rd	0.35mi	4/1.0	1,608 (+14%)	4mo	$198,000	$123	56
5026 Glenn Lodge Dr	0.41mi	3/1.5 (-1)	1,266 (-10%)	2mo	$199,900	$158	56
4816 Wake Robin Rd	0.23mi	3/1.5 (-1)	1,256 (-10%)	11mo	$202,500	$161	56
5019 Lakeview Dr	0.53mi	3/2.5 (-1)	1,393 (-1%)	10mo	$312,500	$224	55
4837 Willowbrook Dr	0.45mi	3/1.0 (-1)	1,277 (-9%)	16mo	$185,500	$145	45

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-14,407
• Equity at exit: $32,057

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $30,215
• Equity at exit: $18,589

Cash invested: $60,200 (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: $2,075 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$186 /mo · $2,238/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $236

Break-even live

Break-even rent $1,777

Max offer price $215,000

Occupancy floor 84%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4851 Robinwood Dr Mentor, OH	3.0	1.0	1314	$1,869	$1.42	12d	1	0.27mi
4724 Homewood Dr Mentor, OH	3.0	1.0	924	$1,800	$1.95	2d	1	0.41mi

Listing history 7 events

1. 2026-05-21
   listed $215,000 Active
2. 2014-09-19
   soldstatus $120,000
3. 2014-09-18
   soldstatus $120,000 117-char remark

   Show marketing remark (117 chars)

   Just rehabbed, this is a MUST see! NEW trim, cabinets, wood flooring, carpet, tile, bathroom and granite through out.

4. 2014-09-17
   historical 117-char remark

   Show marketing remark (117 chars)

   Just rehabbed, this is a MUST see! NEW trim, cabinets, wood flooring, carpet, tile, bathroom and granite through out.

5. 2014-05-31
   listed $120,000 117-char remark

   Show marketing remark (117 chars)

   Just rehabbed, this is a MUST see! NEW trim, cabinets, wood flooring, carpet, tile, bathroom and granite through out.

6. 2013-12-12
   soldstatus $32,500 218-char remark

   Show marketing remark (218 chars)

   Great opportunity for the savvy investor! Restore this property to it's original grandeur and reap the benefits. Great yard. Nice sized family room addition with woodburning fireplace. Roof 2012. Updated vinyl windows.

7. 2013-10-29
   listed $39,900 218-char remark

   Show marketing remark (218 chars)

   Great opportunity for the savvy investor! Restore this property to it's original grandeur and reap the benefits. Great yard. Nice sized family room addition with woodburning fireplace. Roof 2012. Updated vinyl windows.

ⓘ 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: $2,238 · $186/mo
• Projected year-2 tax: $2,796 · $233/mo
• Expected delta: +$558/yr (+$47/mo · 24.9%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,901
• − Mortgage interest: −$12,043
• − Property taxes: −$2,238
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,255
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $2,995/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.

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

+438.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $215,000 MLSNOW
• 2014-09-19 Sold (Public Records) $120,000 Public Records
• 2014-09-18 Sold (MLS) $120,000 MLSNOW
• 2014-09-17 Listing Removed — MLSNOW
• 2014-05-31 Listed $120,000 MLSNOW
• 2013-12-12 Sold (MLS) $32,500 MLSNOW
• 2013-10-29 Listed $39,900 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $2,238 · +5.0% YoY. Source: county tax records.