5899 S Shandle Blvd · Mentor, OH 44060

$255,000

4 bd · 2.5 ba · 2,238 sqft · SingleFamily public records · 6 Days on market

Built 1961 0.51 ac lot $114/sqft · 28% below area Est $353k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This adorable ranch sits in a quiet, cozy neighborhood of Mentor. The home features over 2,200 sq. foot of living space with 4 beds, and two full bathrooms both having walk in showers. The family room, with its large windows allows for ample lighting and its fireplace brings a welcoming charm to the space. The kitchen, large enough for the home chef, stretches nearly half the length of the home and features beautiful tile flooring. The home also includes a den that would be perfect for any holiday gathering and the carpeting throughout has been meticulously maintained. Outside, the large half acre lot, which sits adjacent to the beautiful, 18-hole Blackbrook golf course, provides enough spa

Key facts

• Shed
• Gazebo
• Dead-end street

Tags

• LARGE HALF ACRE LOT
• ADJACENT TO GOLF COURSE
• DECK FOR HOSTING
• SHED
• GAZEBO
• DEAD-END STREET

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-story property; Aluminum siding exterior; Asphalt roof
• Construction: Aluminum siding construction; Asphalt roof; Built per public records
• Exterior features: Lot just over half an acre; Driveway access

Interior

• Kitchen: Kitchen located on the second level
• Bedrooms: Four main-level bedrooms
• Flooring: Laminate flooring in laundry and one bedroom; Tile flooring in bathrooms and kitchen; Carpet in multiple bedrooms, dining room, family room, and living room
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Heating includes fireplace(s)
• Interior features: One fireplace
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $4 ($49/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 $213k (16.4% below list).
• Recommended offer: $213k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $213,101 (16.4% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.84% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $353,308
• List price: $255,000
• Delta: -27.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5914 S Shandle Blvd	0.05mi	3/2.0 (-1)	1,954 (-13%)	5mo	$257,000	$132	66
8500 Barbara Dr	0.65mi	4/2.5	2,164 (-3%)	6mo	$380,000	$176	59
5885 Mallard Ct	0.50mi	4/2.5	2,028 (-9%)	5mo	$353,900	$175	57
8804 Shandle Blvd	0.34mi	3/2.0 (-1)	1,980 (-12%)	1mo	$236,100	$119	57
5802 Tanager Ct	0.66mi	3/2.0 (-1)	2,260 (+1%)	8mo	$300,000	$133	54
6201 Pepperwood Ct	0.59mi	4/2.5	2,108 (-6%)	11mo	$350,000	$166	54
8548 Cornwall Ct	0.53mi	4/2.5	2,009 (-10%)	8mo	$349,900	$174	52
5637 Louise Dr	0.65mi	4/2.5	2,016 (-10%)	5mo	$277,000	$137	49
8682 Prairie Grass Ln	0.66mi	5/3.5 (+1)	2,343 (+5%)	9mo	$430,000	$184	45
6267 Foxwood Ct	0.70mi	4/2.5	2,523 (+13%)	1mo	$365,000	$145	45
5710 Cardinal Dr	0.64mi	3/2.5 (-1)	2,045 (-9%)	11mo	$350,000	$171	42
5822 Tanager Ct	0.65mi	3/2.0 (-1)	1,904 (-15%)	8mo	$300,000	$158	31

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: -13.5%
• Equity multiple: 0.50×
• Total profit: $-35,494
• Equity at exit: $38,021

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-6,508
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$236 /mo · $2,831/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $4

Break-even live

Break-even rent $2,126

Max offer price $255,000

Occupancy floor 95%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8806 Norwood Dr Mentor, OH	3.0	1.5	1866	$2,300	$1.23	16d	1	0.54mi

Listing history 1 events

1. 2026-05-15
   listed $255,000 Active 902-char remark

ⓘ 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: $2,831 · $236/mo
• Projected year-2 tax: $3,404 · $284/mo
• Expected delta: +$574/yr (+$48/mo · 20.3%)

ⓘ 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 · 16 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: $25,572
• − Mortgage interest: −$14,284
• − Property taxes: −$2,831
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$7,418
• Taxable loss: −$4,327
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $1,088/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

2 events — show timeline

• 2026-05-21 Pending — MLSNOW
• 2026-05-15 Listed $255,000 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $2,831 · -15.4% YoY. Source: county tax records.