4891 Glenn Lodge Rd · Mentor, OH 44060

$184,900

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 3 Days on market

Built 1964 7,187 sqft lot $181/sqft · at area comps Est $182k · 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 +21.2/30.0
• DSCR +6.8/10.0
• ARV discount +6.8/15.0
• Schools +5.6/10.0
• 1% rule +5.2/10.0
• 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

Come and tour this freshly updated ranch in the heart of mentor headlands! Spacious eat in kitchen and all the appliances stay! Large bedrooms with new ceiling lights installed (16) Large bedroom closets with new closet doors! New Laminate wood flooring(16) Entire Interior painted(16), Newer window in Master & Bath (17) New bathroom flooring & toilet (16) New carpet in bedrooms (16) Seller replace HVAC ductwork in the attic (17) New shed (16) Fenced in back yard! Attached garage! One year home warranty included! This home is ready for you to just move in and unpack!

Key facts

• Large living room
• One floor living
• Extra attic storage

Tags

• ONE FLOOR LIVING
• LARGE LIVING ROOM
• REMOTE CONTROLLED BLINDS
• FULLY FENCED BACK YARD
• SHED FOR LAWN EQUIPMENT
• EXTRA ATTIC STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.0% 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.
• 4 sale attempts since 22y 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.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1964 — 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: 1.02% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $182,215
• List price: $184,900
• Delta: 1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4891 Glenn Lodge Rd	0.00mi	3/1.0	1,020 (0%)	0mo	$210,000	$206	100
5027 Glenn Lodge Rd	0.26mi	2/1.0 (-1)	1,008 (-1%)	2mo	$180,000	$179	80
4882 Belle Meadow Rd	0.16mi	3/1.0	914 (-10%)	1mo	$185,000	$202	75
4927 Glenn Lodge Rd	0.07mi	3/1.0	891 (-13%)	3mo	$182,500	$205	73
4760 Brooksdale Rd	0.26mi	3/1.0	936 (-8%)	6mo	$174,000	$186	69
4974 Wake Robin Rd	0.19mi	3/1.0	891 (-13%)	4mo	$142,650	$160	66
5055 Brooksdale Rd	0.33mi	3/1.0	924 (-9%)	4mo	$175,000	$189	65
4938 Corduroy Rd	0.30mi	3/1.0	890 (-13%)	2mo	$102,500	$115	63
5043 Forest Rd	0.31mi	3/1.0	891 (-13%)	5mo	$137,500	$154	60
4747 Willowbrook Dr	0.64mi	3/1.0	952 (-7%)	3mo	$171,000	$180	57
9268 Jordan Dr	0.74mi	3/1.0	960 (-6%)	2mo	$195,000	$203	54
4735 Corduroy Rd	0.43mi	3/1.0	875 (-14%)	8mo	$175,000	$200	50

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,023
• Equity at exit: $27,569

10-year hold

• IRR: 8.3%
• Equity multiple: 1.70×
• Total profit: $36,281
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $267

Break-even live

Break-even rent $1,552

Max offer price $184,900

Occupancy floor 81%

Sensitivity live

Price	-10% $371	-5% $319	+0% $267	+5% $214	+10% $162
Rent	-10% $118	-5% $192	+0% $267	+5% $341	+10% $416
Rate	-1.0pp $360	-0.5pp $314	base $267	+0.5pp $219	+1.0pp $170

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: $46,225
• Closing costs: $5,547
• 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	0.37mi
4724 Homewood Dr Mentor, OH	3.0	1.0	924	$1,800	$1.95	2d	1	0.56mi

Listing history 16 events

1. 2026-05-08
   status Pending 933-char remark
2. 2026-05-01
   listed $184,900 Active 933-char remark
3. 2019-04-26
   soldstatus $107,000 Sold 587-char remark

   Show marketing remark (587 chars)

   Come and tour this freshly updated ranch in the heart of mentor headlands! Spacious eat in kitchen and all the appliances stay! Large bedrooms with new ceiling lights installed (16) Large bedroom closets with new closet doors! New Laminate wood flooring(16) Entire Interior painted(16), Newer window in Master & Bath (17) New bathroom flooring & toilet (16) New carpet in bedrooms (16) Seller replace HVAC ductwork in the attic (17) New shed (16) Fenced in back yard! Attached garage! One year home warranty included! This home is ready for you to just move in and unpack!

4. 2019-04-26
   soldstatus $107,000

   Show marketing remark (587 chars)

   Come and tour this freshly updated ranch in the heart of mentor headlands! Spacious eat in kitchen and all the appliances stay! Large bedrooms with new ceiling lights installed (16) Large bedroom closets with new closet doors! New Laminate wood flooring(16) Entire Interior painted(16), Newer window in Master & Bath (17) New bathroom flooring & toilet (16) New carpet in bedrooms (16) Seller replace HVAC ductwork in the attic (17) New shed (16) Fenced in back yard! Attached garage! One year home warranty included! This home is ready for you to just move in and unpack!

5. 2019-04-01
   status Pending 587-char remark

   Show marketing remark (587 chars)

   Come and tour this freshly updated ranch in the heart of mentor headlands! Spacious eat in kitchen and all the appliances stay! Large bedrooms with new ceiling lights installed (16) Large bedroom closets with new closet doors! New Laminate wood flooring(16) Entire Interior painted(16), Newer window in Master & Bath (17) New bathroom flooring & toilet (16) New carpet in bedrooms (16) Seller replace HVAC ductwork in the attic (17) New shed (16) Fenced in back yard! Attached garage! One year home warranty included! This home is ready for you to just move in and unpack!

6. 2019-03-18
   historical Contingent 587-char remark

   Show marketing remark (587 chars)

   Come and tour this freshly updated ranch in the heart of mentor headlands! Spacious eat in kitchen and all the appliances stay! Large bedrooms with new ceiling lights installed (16) Large bedroom closets with new closet doors! New Laminate wood flooring(16) Entire Interior painted(16), Newer window in Master & Bath (17) New bathroom flooring & toilet (16) New carpet in bedrooms (16) Seller replace HVAC ductwork in the attic (17) New shed (16) Fenced in back yard! Attached garage! One year home warranty included! This home is ready for you to just move in and unpack!

7. 2019-03-13
   listed $105,000 Active 587-char remark

   Show marketing remark (587 chars)

   Come and tour this freshly updated ranch in the heart of mentor headlands! Spacious eat in kitchen and all the appliances stay! Large bedrooms with new ceiling lights installed (16) Large bedroom closets with new closet doors! New Laminate wood flooring(16) Entire Interior painted(16), Newer window in Master & Bath (17) New bathroom flooring & toilet (16) New carpet in bedrooms (16) Seller replace HVAC ductwork in the attic (17) New shed (16) Fenced in back yard! Attached garage! One year home warranty included! This home is ready for you to just move in and unpack!

8. 2016-05-04
   soldstatus $59,900 Sold

   Show marketing remark (574 chars)

   Welcome Home to this 3 bedroom 1 bath ranch. Carpeted living room, laundry room off the eat in kitchen, 1 car attached garage and 1 car detached garage. This is a Freddie Mac/HomeSteps property being sold as is, where is. PUBLIC REMARKS: This is a Freddie Mac/Homesteps property being sold as is, where is. This property is eligible under the Freddie Mac First Look Initiative through 2/28/2016 HomeSteps offers an allowance up to $500 to OWNER OCCUPANTS ONLY towards the purchase of a home warranty of their choice. POS and any repairs are the responsibility of the Buyer.

9. 2016-03-23
   status Pending

   Show marketing remark (574 chars)

   Welcome Home to this 3 bedroom 1 bath ranch. Carpeted living room, laundry room off the eat in kitchen, 1 car attached garage and 1 car detached garage. This is a Freddie Mac/HomeSteps property being sold as is, where is. PUBLIC REMARKS: This is a Freddie Mac/Homesteps property being sold as is, where is. This property is eligible under the Freddie Mac First Look Initiative through 2/28/2016 HomeSteps offers an allowance up to $500 to OWNER OCCUPANTS ONLY towards the purchase of a home warranty of their choice. POS and any repairs are the responsibility of the Buyer.

10. 2016-03-16
    historical Contingent

    Show marketing remark (574 chars)

    Welcome Home to this 3 bedroom 1 bath ranch. Carpeted living room, laundry room off the eat in kitchen, 1 car attached garage and 1 car detached garage. This is a Freddie Mac/HomeSteps property being sold as is, where is. PUBLIC REMARKS: This is a Freddie Mac/Homesteps property being sold as is, where is. This property is eligible under the Freddie Mac First Look Initiative through 2/28/2016 HomeSteps offers an allowance up to $500 to OWNER OCCUPANTS ONLY towards the purchase of a home warranty of their choice. POS and any repairs are the responsibility of the Buyer.

11. 2016-03-12
    price $59,900

    Show marketing remark (574 chars)

    Welcome Home to this 3 bedroom 1 bath ranch. Carpeted living room, laundry room off the eat in kitchen, 1 car attached garage and 1 car detached garage. This is a Freddie Mac/HomeSteps property being sold as is, where is. PUBLIC REMARKS: This is a Freddie Mac/Homesteps property being sold as is, where is. This property is eligible under the Freddie Mac First Look Initiative through 2/28/2016 HomeSteps offers an allowance up to $500 to OWNER OCCUPANTS ONLY towards the purchase of a home warranty of their choice. POS and any repairs are the responsibility of the Buyer.

12. 2016-02-10
    listed $79,900 Active

    Show marketing remark (574 chars)

    Welcome Home to this 3 bedroom 1 bath ranch. Carpeted living room, laundry room off the eat in kitchen, 1 car attached garage and 1 car detached garage. This is a Freddie Mac/HomeSteps property being sold as is, where is. PUBLIC REMARKS: This is a Freddie Mac/Homesteps property being sold as is, where is. This property is eligible under the Freddie Mac First Look Initiative through 2/28/2016 HomeSteps offers an allowance up to $500 to OWNER OCCUPANTS ONLY towards the purchase of a home warranty of their choice. POS and any repairs are the responsibility of the Buyer.

13. 2005-05-05
    soldstatus $125,000
14. 2005-05-05
    soldstatus $125,000
15. 2004-11-17
    listed $124,900
16. 1992-11-24
    soldstatus $66,900

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,517 · $210/mo
• Expected delta: +$368/yr (+$31/mo · 17.1%)

ⓘ 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: $22,671
• − Mortgage interest: −$10,357
• − Property taxes: −$2,149
• − Insurance: −$924
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$5,379
• Taxable income: $234
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $3,145/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

+213.9% since first listed

18 events — show timeline

• 2026-06-05 Sold (Public Records) $210,000 Public Records
• 2026-06-05 Sold (MLS) $210,000 MLSNOW
• 2026-05-08 Pending — MLSNOW
• 2026-05-01 Listed $184,900 MLSNOW
• 2019-04-26 Sold (Public Records) $107,000 Public Records
• 2019-04-26 Sold (MLS) $107,000 MLSNOW
• 2019-04-01 Pending — MLSNOW
• 2019-03-18 Contingent — MLSNOW
• 2019-03-13 Listed $105,000 MLSNOW
• 2016-05-04 Sold (MLS) $59,900 MLSNOW
• 2016-03-23 Pending — MLSNOW
• 2016-03-16 Contingent — MLSNOW
• 2016-03-12 Price Changed $59,900 MLSNOW
• 2016-02-10 Listed $79,900 MLSNOW
• 2005-05-05 Sold (Public Records) $125,000 Public Records
• 2005-05-05 Sold (MLS) $125,000 MLSNOW
• 2004-11-17 Listed $124,900 MLSNOW
• 1992-11-24 Sold (Public Records) $66,900 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,149 · -2.5% YoY. Source: county tax records.