4763 Belle Meadow Rd · Mentor, OH 44060

$229,000

4 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 39 Days on market

Built 1950 7,100 sqft lot $174/sqft · 25% above area Est $183k · 25% over

---

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 +18.1/30.0
• DSCR +5.7/10.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Here is a rare opportunity to own a family-owned home that has been cherished for over 50 years. You’ll appreciate the glass-enclosed sunroom filled with natural light, the perfect place to enjoy your morning coffee or evening nightcap while also providing additional space for entertaining during cookouts and gatherings. With 4 bedrooms, attic and a full-length, freshly painted basement with new hand rails including a stand up shower and laundry sink, this home offers plenty of room for additional living space, recreation, or indoor hobbies. Partially hardwood flooring adds character throughout, complemented by fresh paint, new light fixtures, ceiling fans, and updated outlets. The 20

Key facts

• 7,100 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached 2-car garage; Asphalt and paved surfaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Two-story house; Property is attached; Year built per public records
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof; Block foundation; Home warranty included
• Exterior features: Fire pit; Enclosed glass patio/porch; Screened porch

Interior

• Kitchen: Range; Garbage disposal
• Bedrooms: Two main-level bedrooms; Two second-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry in basement; Full basement with interior entry, concrete floor and storage space

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $207k (9.4% below list).
• Recommended offer: $207k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: employment A+, cost of living A+, housing 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.
• Zoned schools: Sterling Morton Elementary School (math 57% / reading 57%, grade C+, #729 of 1,584 statewide, top 48%, 320 students, 40% FRL); Shore Middle School (math 46% / reading 65%, grade B-, #321 of 654 statewide, top 51%, 728 students, 26% FRL); Mentor High School (math 48% / reading 76%, grade B-, #202 of 781 statewide, top 29%, 2,405 students, 20% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 267 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 $7k 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 39 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,409 (9.4% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (median comp): $183,397
• List price: $229,000
• Delta: 24.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4865 Robinwood Dr	0.27mi	3/1.0 (-1)	1,239 (-6%)	1mo	$174,000	$140	72
4854 Marigold Rd	0.17mi	3/1.0 (-1)	1,236 (-6%)	7mo	$193,000	$156	71
4633 Farley Dr	0.37mi	3/1.0 (-1)	1,400 (+6%)	1mo	$220,000	$157	66
8980 Lake Overlook Dr	0.18mi	3/2.0 (-1)	1,380 (+5%)	11mo	$260,000	$188	65
4816 Wake Robin Rd	0.31mi	3/1.5 (-1)	1,256 (-4%)	11mo	$202,500	$161	62
5026 Glenn Lodge Dr	0.53mi	3/1.5 (-1)	1,266 (-4%)	2mo	$199,900	$158	61
4837 Willowbrook Dr	0.42mi	3/1.0 (-1)	1,277 (-3%)	16mo	$185,500	$145	58
4868 Belle Meadow Rd	0.19mi	3/2.0 (-1)	1,472 (+12%)	10mo	$185,000	$126	54
5025 Lakeview Dr	0.65mi	3/2.5 (-1)	1,393 (+6%)	4mo	$285,000	$205	45
5020 Lakeview Dr	0.67mi	3/2.5 (-1)	1,420 (+8%)	3mo	$309,000	$218	42
5019 Lakeview Dr	0.65mi	3/2.5 (-1)	1,393 (+6%)	10mo	$312,500	$224	41
9372 Jordan Dr	0.68mi	3/1.0 (-1)	1,117 (-15%)	13mo	$150,000	$134	28

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: -7.8%
• Equity multiple: 0.70×
• Total profit: $-18,929
• Equity at exit: $34,145

10-year hold

• IRR: 4.5%
• Equity multiple: 1.36×
• Total profit: $23,262
• Equity at exit: $19,800

Cash invested: $64,120 (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: 267
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $201

Break-even live

Break-even rent $1,820

Max offer price $229,000

Occupancy floor 85%

Sensitivity live

Price	-10% $331	-5% $266	+0% $201	+5% $136	+10% $71
Rent	-10% $37	-5% $119	+0% $201	+5% $283	+10% $365
Rate	-1.0pp $316	-0.5pp $259	base $201	+0.5pp $142	+1.0pp $81

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: $57,250
• Closing costs: $6,870
• 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	13d	1	0.26mi
4724 Homewood Dr Mentor, OH	3.0	1.0	924	$1,800	$1.95	3d	1	0.34mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $229,000 Pending 39 DOM
2. 2026-06-05
   days on market $229,000 Contingent 38 DOM
3. 2026-06-03
   days on market $229,000 Contingent 37 DOM
4. 2026-06-02
   days on market $229,000 Contingent 36 DOM
5. 2026-06-01
   days on market $229,000 Contingent 35 DOM
6. 2026-05-31
   days on market $229,000 Contingent 34 DOM
7. 2026-05-11
   historical Contingent 1146-char remark
8. 2026-04-27
   listed $229,000 Active 1146-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: $1,695 · $141/mo
• Projected year-2 tax: $2,633 · $219/mo
• Expected delta: +$939/yr (+$78/mo · 55.4%)

ⓘ 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: $24,889
• − Mortgage interest: −$12,828
• − Property taxes: −$1,695
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$6,662
• Taxable loss: −$1,422
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $2,753/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

3 events — show timeline

• 2026-06-05 Pending — MLSNOW
• 2026-05-11 Contingent — MLSNOW
• 2026-04-27 Listed $229,000 MLSNOW

Property tax history

+1.4%/yr

Latest (2025): $1,695 · -22.4% YoY. Source: county tax records.