7090 Comanche Trl · Mentor, OH 44060

$169,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 5 Days on market

Built 1957 8,276 sqft lot $126/sqft · 20% below area Est $214k · 20% 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).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +5.6/10.0
• 1% rule +5.1/10.0
• 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

Roof Replaced 8/04 * Newer Windows * Cutters '03 * Carpet '04 * Fenced Back Ayrd * Garage Made Into Family Rm & Office * Recently Painted * Large Eat In Kitchen.

Key facts

• Close to parks
• Ample sized backyard
• Close to dining

Tags

• AMPLE SIZED BACKYARD
• NEW ROOF
• CLOSE TO DINING
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• CLOSE TO HIGHWAY ACCESS

Property features AI

Finance

• HOA & community: Nearby playground, park, shopping, and public transportation

Exterior

• Parking: Gravel parking; no garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Aluminum siding; Asphalt roof; Slab foundation
• Construction: Built (year per public records); Aluminum siding construction; Asphalt roof; Slab foundation
• Exterior features: Private yard; Full chain-link and wood fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Wood burning stove
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.9% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 34y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1957 — 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: 1.01% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $213,640
• List price: $169,900
• Delta: -20.47%
• 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
7090 Comanche Trl	0.00mi	3/1.0	1,344 (0%)	0mo	$180,000	$134	100
6491 Seminole Trl	0.28mi	4/2.0 (+1)	1,440 (+7%)	1mo	$267,550	$186	65
38462 S Beachview Rd	0.67mi	3/1.5	1,330 (-1%)	2mo	$195,000	$147	63
6284 Seneca Rd	0.68mi	3/2.0	1,318 (-2%)	2mo	$202,000	$153	59
38534 Plains Ct	0.62mi	3/2.5	1,344 (0%)	8mo	$205,000	$153	58
7476 Jeremy Ave	0.75mi	3/2.0	1,334 (-1%)	6mo	$285,000	$214	55
6358 Southgrove	0.58mi	3/1.0	1,482 (+10%)	9mo	$232,000	$157	48
6350 Antoinette Dr	0.57mi	3/2.0	1,456 (+8%)	9mo	$291,000	$200	48
871 Birchwood Dr	0.61mi	2/2.0 (-1)	1,458 (+8%)	3mo	$192,000	$132	46
6263 Seneca Trl	0.72mi	3/2.0	1,468 (+9%)	2mo	$220,000	$150	45
951 Shadowrow Ave	0.75mi	3/1.5	1,452 (+8%)	7mo	$225,000	$155	44
6335 S Cedarwood Rd	0.60mi	3/1.5	1,532 (+14%)	8mo	$239,500	$156	40

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-8,373
• Equity at exit: $25,333

10-year hold

• IRR: 7.7%
• Equity multiple: 1.65×
• Total profit: $30,964
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$891
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $231

Break-even live

Break-even rent $1,419

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $327	-5% $279	+0% $231	+5% $182	+10% $134
Rent	-10% $95	-5% $163	+0% $231	+5% $298	+10% $366
Rate	-1.0pp $316	-0.5pp $274	base $231	+0.5pp $187	+1.0pp $142

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6247 Seneca Rd Mentor, OH	3.0	1.0	912	$1,750	$1.92	2d	1	0.73mi
6177 Iroquois Trl Mentor, OH	3.0	1.0	1116	$1,700	$1.52	2d	1	0.86mi
38280 North Ln Unit J-208 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	24d	1	0.89mi
38280 North Ln Unit H-206 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	44d	1	0.89mi
38360 Tamarac Blvd Willoughby, OH	1.0–2.0	1.0–2.0	950	$1,835	$1.93	2d	29	0.89mi

Listing history 10 events

1. 2026-05-06
   status Pending 730-char remark
2. 2026-05-01
   listed $169,900 Active 730-char remark
3. 2005-03-25
   soldstatus $110,000 167-char remark

   Show marketing remark (167 chars)

   Roof Replaced 8/04 * Newer Windows * Cutters '03 * Carpet '04 * Fenced Back Ayrd * Garage Made Into Family Rm & Office * Recently Painted * Large Eat In Kitchen.

4. 2005-03-23
   soldstatus $110,000
5. 2004-08-25
   listed $111,900 167-char remark

   Show marketing remark (167 chars)

   Roof Replaced 8/04 * Newer Windows * Cutters '03 * Carpet '04 * Fenced Back Ayrd * Garage Made Into Family Rm & Office * Recently Painted * Large Eat In Kitchen.

6. 1992-03-31
   soldstatus $66,900

   Show marketing remark (149 chars)

   Spacious Ranch With Heated 2 1/2 Att. Gar. Totally Mint. Neutral Decor Thruout!country Kit. W/ Built- Ins!new Carpet/Patio Too. Priced To Sell Now!!!

7. 1992-03-31
   soldstatus $66,900

   Show marketing remark (149 chars)

   Spacious Ranch With Heated 2 1/2 Att. Gar. Totally Mint. Neutral Decor Thruout!country Kit. W/ Built- Ins!new Carpet/Patio Too. Priced To Sell Now!!!

8. 1992-01-28
   listed $65,900

   Show marketing remark (149 chars)

   Spacious Ranch With Heated 2 1/2 Att. Gar. Totally Mint. Neutral Decor Thruout!country Kit. W/ Built- Ins!new Carpet/Patio Too. Priced To Sell Now!!!

9. 1988-09-19
   soldstatus $54,500
10. 1983-11-07
    soldstatus $54,000

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$371/yr (+$31/mo · 19.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $20,526
• − Mortgage interest: −$9,517
• − Property taxes: −$1,908
• − Insurance: −$850
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,943
• Taxable income: $25
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,761/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

+233.3% since first listed

11 events — show timeline

• 2026-06-05 Sold (MLS) $180,000 MLSNOW
• 2026-05-06 Pending — MLSNOW
• 2026-05-01 Listed $169,900 MLSNOW
• 2005-03-25 Sold (MLS) $110,000 MLSNOW
• 2005-03-23 Sold (Public Records) $110,000 Public Records
• 2004-08-25 Listed $111,900 MLSNOW
• 1992-03-31 Sold (Public Records) $66,900 Public Records
• 1992-03-31 Sold (MLS) $66,900 MLSNOW
• 1992-01-28 Listed $65,900 MLSNOW
• 1988-09-19 Sold (Public Records) $54,500 Public Records
• 1983-11-07 Sold (Public Records) $54,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,908 · -2.5% YoY. Source: county tax records.