8021 Middlesex Rd · Mentor, OH 44060

$289,900

3 bd · 1.0 ba · 1,854 sqft · SingleFamily public records · 3 Days on market

Built 1949 0.49 ac lot Est $293k · 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 +17.4/30.0
• ARV discount +8.0/15.0
• Schools +5.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• 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

Pristine 4 bedroom 2 full bath Cape Cod on this tree lined street in the desirable sought after area in Mentor. The living room has a wood burning stone fireplace. Roomy 2 bedrooms on the first floor with a full bath and new flooring. New luxury vinyl tile throughout the kitchen and master bath and fresh paint throughout. The full Master bath has been renovated with LVT flooring and new vanity. Huge bonus room/ office off the master bedroom or whatever you'd like this room to be! Screened porch, paver patio, and a deck built around a beautiful tree which overlooks the serene 1/2 acre lot. Tons of storage!!! Great location! Close to both Rt 90 and Rt 2 and within walking distance of restaurants, stores, Mall, gym, etc. Truly move in ready!

Key facts

• Large mudroom
• Updated kitchen
• Spacious loft

Tags

• UPPER LEVEL PRIMARY SUITE
• STONE WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• LARGE MUDROOM
• SPACIOUS LOFT

Property features AI

Finance

• HOA & community: Community amenities include fitness center, playground, park, shopping, tennis courts and pool, and medical services

Exterior

• Parking: Attached garage (1-car), paved
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Stone and vinyl siding exterior; Asphalt/fiberglass roof; Year built (public records)
• Exterior features: Deck, enclosed porch, patio and porch; Outbuilding / shed(s); Community pool; Property faces west

Interior

• Bedrooms: Two main-level bedrooms; Total of 8 rooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $219 ($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 $267k (8.1% below list).
• Recommended offer: $267k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); 266 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).
• This rent runs 37% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• 6 sale attempts since 31y 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 $250k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $266,550 (8.1% 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: 0.92% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $292,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8101 Middlesex Rd	0.14mi	3/2.5	1,829 (-1%)	2mo	$278,000	$152	84
8002 Stockbridge Rd	0.14mi	4/2.0 (+1)	1,906 (+3%)	4mo	$300,000	$157	77
7648 Poplar Ln	0.38mi	3/2.0	1,884 (+2%)	5mo	$250,000	$133	71
8119 Dartmoor Rd	0.27mi	3/1.5	1,728 (-7%)	7mo	$295,000	$171	68
8115 Brookview Ln	0.35mi	2/2.0 (-1)	1,892 (+2%)	9mo	$440,000	$233	64
8285 Steeplechase Dr	0.50mi	4/2.5 (+1)	1,836 (-1%)	2mo	$341,000	$186	62
8304 Clydesdale Dr	0.52mi	2/2.0 (-1)	1,892 (+2%)	2mo	$499,990	$264	62
8224 Dartmoor Rd	0.45mi	3/1.5	1,704 (-8%)	4mo	$223,000	$131	61
8250 Broadmoor Rd	0.53mi	3/2.0	1,908 (+3%)	9mo	$262,500	$138	59
8223 Broadmoor Rd	0.47mi	4/2.0 (+1)	2,000 (+8%)	7mo	$246,000	$123	50
8298 Clydesdale Dr	0.51mi	3/2.5	2,027 (+9%)	9mo	$485,000	$239	48
8145 Midland Rd	0.51mi	4/1.0 (+1)	1,650 (-11%)	9mo	$260,000	$158	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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-26,092
• Equity at exit: $43,225

10-year hold

• IRR: 3.9%
• Equity multiple: 1.31×
• Total profit: $25,286
• Equity at exit: $25,065

Cash invested: $81,172 (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 44060

• Rents YoY: 5.5%
• Active inventory: 266
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,666 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $219

Break-even live

Break-even rent $2,389

Max offer price $289,900

Occupancy floor 87%

Sensitivity live

Price	-10% $383	-5% $301	+0% $219	+5% $137	+10% $55
Rent	-10% $8	-5% $113	+0% $219	+5% $324	+10% $429
Rate	-1.0pp $365	-0.5pp $292	base $219	+0.5pp $144	+1.0pp $67

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39441 Stillman Ln Willoughby, OH	3.0	2.0	1358	$3,300	$2.43	2d	1	1.22mi
7267 Hayes Blvd Mentor, OH	4.0	3.0	2516	$3,499	$1.39	44d	1	1.44mi

Listing history 4 events

1. 2026-06-16
   status $289,900 Pending 3 DOM
2. 2026-06-15
   days on market $289,900 Active 3 DOM
3. 2026-06-13
   remarks 675-char remark
4. 2026-06-13
   listed $289,900 Active 1 DOM

ⓘ 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: $2,951 · $246/mo
• Projected year-2 tax: $3,737 · $311/mo
• Expected delta: +$786/yr (+$65/mo · 26.6%)

ⓘ 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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,986
• − Mortgage interest: −$16,239
• − Property taxes: −$2,951
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − Depreciation: −$8,433
• Taxable loss: −$2,205
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $3,154/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

+132.1% since first listed

26 events — show timeline

• 2026-06-12 Listed $289,900 MLSNOW
• 2021-04-27 Sold (Public Records) $250,000 Public Records
• 2021-04-27 Sold (MLS) $250,000 MLSNOW
• 2021-03-14 Pending — MLSNOW
• 2021-03-12 Listed $239,900 MLSNOW
• 2021-03-04 Coming Soon $239,900 MLSNOW
• 2019-06-04 Sold (Public Records) $199,900 Public Records
• 2019-06-04 Sold (MLS) $199,900 MLSNOW
• 2019-05-16 Pending — MLSNOW
• 2019-04-15 Contingent — MLSNOW
• 2019-04-04 Price Changed $199,900 MLSNOW
• 2019-03-10 Price Changed $210,000 MLSNOW
• 2019-02-11 Listed $220,000 MLSNOW
• 2015-08-31 Sold (Public Records) $175,900 Public Records
• 2015-08-31 Sold (MLS) $175,900 MLSNOW
• 2015-08-28 Pending — MLSNOW
• 2015-07-15 Contingent — MLSNOW
• 2015-06-29 Price Changed $184,900 MLSNOW
• 2015-06-08 Listed $189,900 MLSNOW
• 2003-03-28 Sold (Public Records) $168,000 Public Records
• 1998-11-19 Sold (Public Records) $135,000 Public Records
• 1996-03-15 Sold (Public Records) $122,900 Public Records
• 1996-03-15 Sold (MLS) $122,900 MLSNOW
• 1995-11-17 Listed $122,900 MLSNOW
• 1995-11-15 Listing Removed — MLSNOW
• 1995-05-15 Listed $124,900 MLSNOW

Property tax history

+1.9%/yr

Latest (2025): $2,951 · -2.5% YoY. Source: county tax records.