6030 Harrison St · Mentor, OH 44060

$209,900

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 3 Days on market

Built 1965 9,300 sqft lot $203/sqft · 11% below area Est $237k · 11% under

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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).

• ARV discount +12.6/15.0
• Cash flow +8.0/30.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted exterior, new carpeting, and a large backyard make this home one you want to make your own! This property is eligible under the Freddie Mac First Look Initiative through 07/18/2021. Visit the Homesteps website for more information on FMFL.

Key facts

• Move-in ready
• Laundry mud room
• Private patio

Tags

• MOVE-IN READY
• SPACIOUS FENCED-IN BACKYARD
• PRIVATE PATIO
• BRIGHT OPEN-CONCEPT LAYOUT
• THOUGHTFULLY UPDATED KITCHEN
• LAUNDRY MUD ROOM

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level: main level
• Construction: Aluminum and wood siding; Asphalt fiberglass roof; Slab foundation; Built from public-records data
• Exterior features: Patio; Wood backyard fence; Shed(s)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Updated/remodeled condition; 6 total rooms
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Main-level laundry room with laundry tub and sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (30.1% below list).
• Recommended offer: $147k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Fairfax Elementary School (math 67% / reading 72%, grade A-, #391 of 1,584 statewide, top 27%, 325 students, 19% FRL); Memorial Middle School (math 62% / reading 70%, grade A-, #179 of 654 statewide, top 28%, 897 students, 21% FRL); Mentor High School (math 48% / reading 76%, grade B-, #202 of 781 statewide, top 29%, 2,405 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 267 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• 7 sale attempts since 33y 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 $146,646 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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: 0.70% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 11.9

CMA / ARV

• ARV (median comp): $236,939
• List price: $209,900
• Delta: -11.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6030 Harrison St	0.00mi	3/1.0	1,036 (0%)	1mo	$230,000	$222	99
6069 Hyde St	0.08mi	2/1.0 (-1)	1,048 (+1%)	11mo	$159,500	$152	80
5771 Marine Pkwy	0.51mi	3/2.0	1,054 (+2%)	5mo	$227,000	$215	65
8043 Munson Rd	0.11mi	3/1.0	1,104 (+7%)	23mo	$185,000	$168	64
6239 Dunbar Dr	0.60mi	3/2.0	1,064 (+3%)	3mo	$280,000	$263	61
7719 Fern Dr	0.63mi	3/1.0	1,064 (+3%)	9mo	$227,000	$213	58
7677 Goldenrod Dr	0.71mi	3/1.5	1,056 (+2%)	10mo	$210,000	$199	53
7742 Dahlia Dr	0.58mi	2/1.0 (-1)	1,081 (+4%)	10mo	$115,000	$106	52
8183 Concord Dr	0.41mi	3/1.5	1,120 (+8%)	15mo	$265,000	$237	52
7712 Sharon Dr	0.74mi	3/1.0	1,104 (+7%)	16mo	$180,000	$163	41
6397 Meldon Dr	0.69mi	3/1.5	1,148 (+11%)	22mo	$305,000	$266	29

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: -21.2%
• Equity multiple: 0.25×
• Total profit: $-44,031
• Equity at exit: $31,297

10-year hold

• IRR: -10.0%
• Equity multiple: 0.33×
• Total profit: $-39,644
• Equity at exit: $18,148

Cash invested: $58,772 (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: 267
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-217

Break-even live

Break-even rent $1,741

Max offer price $171,521

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-158	+0% $-217	+5% $-277	+10% $-336
Rent	-10% $-333	-5% $-275	+0% $-217	+5% $-159	+10% $-101
Rate	-1.0pp $-112	-0.5pp $-164	base $-217	+0.5pp $-272	+1.0pp $-327

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5950 Andrews Rd Unit 8 Mentor-On-The-Lake, OH	2.0	1.0	888	$1,100	$1.24	45d	1	0.53mi
5950 Andrews Rd Mentor on the Lake, OH	2.0	1.0	888	$1,025	$1.15	45d	1	0.53mi
7701 Sharon Dr Mentor on the Lake, OH	2.0	1.5	1125	$1,300	$1.16	45d	1	0.81mi
5697 Chagrin Dr Mentor on the Lake, OH	3.0	1.0	1195	$1,879	$1.57	14d	1	0.87mi

Listing history 18 events

1. 2026-05-04
   status Pending 1107-char remark
2. 2026-04-30
   listed $209,900 Active 1107-char remark
3. 2026-03-24
   soldstatus $145,000
4. 2021-09-03
   soldstatus $117,000 Closed 256-char remark

   Show marketing remark (256 chars)

   Freshly painted exterior, new carpeting, and a large backyard make this home one you want to make your own! This property is eligible under the Freddie Mac First Look Initiative through 07/18/2021. Visit the Homesteps website for more information on FMFL.

5. 2021-07-11
   status Pending 256-char remark

   Show marketing remark (256 chars)

   Freshly painted exterior, new carpeting, and a large backyard make this home one you want to make your own! This property is eligible under the Freddie Mac First Look Initiative through 07/18/2021. Visit the Homesteps website for more information on FMFL.

6. 2021-06-28
   listed $99,900 Active 256-char remark

   Show marketing remark (256 chars)

   Freshly painted exterior, new carpeting, and a large backyard make this home one you want to make your own! This property is eligible under the Freddie Mac First Look Initiative through 07/18/2021. Visit the Homesteps website for more information on FMFL.

7. 2009-04-02
   historical
8. 2008-10-02
   listed $124,900
9. 2003-04-17
   soldstatus $119,150
10. 2003-01-09
    listed $123,900
11. 2002-11-30
    historical
12. 2002-05-14
    listed $132,900
13. 1997-08-08
    soldstatus $91,500
14. 1997-08-08
    soldstatus $91,500
15. 1997-05-19
    listed $94,900
16. 1993-05-21
    soldstatus $69,900
17. 1993-05-14
    soldstatus $69,900
18. 1993-03-06
    listed $69,900

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,763 · $230/mo
• Expected delta: +$512/yr (+$43/mo · 22.7%)

ⓘ 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 · 16 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: $17,598
• − Mortgage interest: −$11,758
• − Property taxes: −$2,251
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$6,106
• Taxable loss: −$6,382
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $-1,075/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

+229.0% since first listed

19 events — show timeline

• 2026-05-29 Sold (MLS) $230,000 MLSNOW
• 2026-05-04 Pending — MLSNOW
• 2026-04-30 Listed $209,900 MLSNOW
• 2026-03-24 Sold (Public Records) $145,000 Public Records
• 2021-09-03 Sold (MLS) $117,000 MLSNOW
• 2021-07-11 Pending — MLSNOW
• 2021-06-28 Listed $99,900 MLSNOW
• 2009-04-02 Listing Removed — MLSNOW
• 2008-10-02 Listed $124,900 MLSNOW
• 2003-04-17 Sold (MLS) $119,150 MLSNOW
• 2003-01-09 Listed $123,900 MLSNOW
• 2002-11-30 Listing Removed — MLSNOW
• 2002-05-14 Listed $132,900 MLSNOW
• 1997-08-08 Sold (Public Records) $91,500 Public Records
• 1997-08-08 Sold (MLS) $91,500 MLSNOW
• 1997-05-19 Listed $94,900 MLSNOW
• 1993-05-21 Sold (MLS) $69,900 MLSNOW
• 1993-05-14 Sold (Public Records) $69,900 Public Records
• 1993-03-06 Listed $69,900 MLSNOW

Property tax history

+3.8%/yr

Latest (2025): $2,251 · -0.0% YoY. Source: county tax records.