6680 Heisley Rd · Mentor, OH 44060

$250,000

2 bd · 1.5 ba · 1,132 sqft · SingleFamily public records · 6 Days on market

Built 1918 0.98 ac lot Est $349k · 28% 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 +15.0/15.0
• Cash flow +6.9/30.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Need storage for your business? Car Collector or are you ready for your own Private Workshop? Well then, this property is ideal for you or anyone in need of a 1,250 sq. ft. outbuilding with gas heat and electric service. Situated on almost an acre, the property also includes two additional outbuildings and a wonderful 3 bedroom, 1 full bath, and 1 partial bath home with convenient first-floor laundry. Features include an updated kitchen with Maple KraftMaid Cabinets, Ceramic Floors and Solid-Surface Counters, Living Room, Dining Room, Family Room/Den, and Sunroom. HVAC was updated in the 2010s, and there is also a Generac hookup. Long time owner of over 50 years is saying goodbye, so its re

Key facts

• Generac hookup
• Updated kitchen
• First-floor laundry

Tags

• OUTBUILDING WITH GAS HEAT
• TWO ADDITIONAL OUTBUILDINGS
• UPDATED KITCHEN
• FIRST-FLOOR LAUNDRY
• GENERAC HOOKUP

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Total of 4 garage spaces
• Utilities: Public water; Septic tank sewer
• Home design: 2-story home; Above-grade finished area and below-grade finished area are each 1,546
• Construction: Wood siding construction; Asphalt/fiberglass roof; Home warranty included; Built per public records
• Exterior features: Lot roughly 0.98 acres; Lot dimensions approximately 120 x 369

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Full unfinished basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (38.1% below list).
• Recommended offer: $155k (38.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.7% in Mentor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 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 $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,708 (38.1% 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 1918 — 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: 0.62% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $348,656
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6509 Hudson Ave	0.70mi	3/1.5 (+1)	1,034 (-9%)	4mo	$270,000	$261	44
9603 Omega Ct	0.63mi	3/1.5 (+1)	1,040 (-8%)	11mo	$320,000	$308	43

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: -24.9%
• Equity multiple: 0.14×
• Total profit: $-60,272
• Equity at exit: $37,276

10-year hold

• IRR: -15.1%
• Equity multiple: 0.06×
• Total profit: $-65,786
• Equity at exit: $21,615

Cash invested: $70,000 (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: 13.5×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-373

Break-even live

Break-even rent $2,019

Max offer price $184,107

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-302	+0% $-373	+5% $-444	+10% $-515
Rent	-10% $-495	-5% $-434	+0% $-373	+5% $-312	+10% $-251
Rate	-1.0pp $-247	-0.5pp $-309	base $-373	+0.5pp $-438	+1.0pp $-504

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9880 Old Johnnycake Ridge Rd Concord Township, OH	2.0	1.5	1100	$1,550	$1.41	22d	1	1.23mi

Listing history 6 events

1. 2026-06-18
   days on market $250,000 Active 6 DOM
2. 2026-06-17
   days on market $250,000 Active 5 DOM
3. 2026-06-16
   days on market $250,000 Active 4 DOM
4. 2026-06-15
   days on market $250,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $250,000 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: $2,160 · $180/mo
• Projected year-2 tax: $3,030 · $253/mo
• Expected delta: +$870/yr (+$72/mo · 40.3%)

ⓘ 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: $18,565
• − Mortgage interest: −$14,004
• − Property taxes: −$2,160
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$7,273
• Taxable loss: −$9,092
• Est. tax savings @ 24.0%: +$2,182
• After-tax cash flow: $-2,294/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

1 event — show timeline

• 2026-06-12 Listed $250,000 MLSNOW

Property tax history

+2.6%/yr

Latest (2025): $2,160 · -18.7% YoY. Source: county tax records.