399 Sandtrap Cir · Painesville, OH 44077

$79,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 179 Days on market

Built 1994

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated home located in desireable Golfway Pines in Painesville Township. The open floor plan of this home allows for ample room for entertaining. Tons of windows feature lots of natural sunlight. Beautiful fireplace in living room. Eat in kitchen with option for formal dining room off of living room. This home has been freshly painted and all new flooring throughout. The large master bedroom features an en suite bathroom with a shower, jacuzzi tub and double vanity. The other two bedrooms are conveniently located on the other side of the home and next to another fully updated full bathroom. New hot water tank 12/21 and the furnace and ac were serviced 11/22 and in good working order. Lending options available. All appliances included. Call today for your private showing!

Key facts

• En suite bathroom
• Open floor plan
• Eat in kitchen

Tags

• OPEN FLOOR PLAN
• NATURAL SUNLIGHT
• FIREPLACE IN LIVING ROOM
• EAT IN KITCHEN
• WALK IN CLOSET
• EN SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 2.9% in Painesville — 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 72/100 on livability (#360 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Riverside Local (suburban): math 58% / reading 67% proficiency, ranked #217 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.84%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.48×
• Total profit: $33,100
• Equity at exit: $11,913

10-year hold

• IRR: 41.8%
• Equity multiple: 5.08×
• Total profit: $91,334
• Equity at exit: $6,908

Cash invested: $22,372 (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 44077

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $705

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 51%

Sensitivity live

Price	-10% $761	-5% $733	+0% $705	+5% $678	+10% $650
Rent	-10% $580	-5% $643	+0% $705	+5% $768	+10% $831
Rate	-1.0pp $746	-0.5pp $726	base $705	+0.5pp $685	+1.0pp $664

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-21
   status Pending
2. 2026-02-25
   historical Contingent
3. 2026-01-12
   status Active
4. 2025-11-18
   historical Contingent
5. 2025-10-24
   listed $79,900 Active
6. 2023-11-01
   soldstatus $81,000 Closed 815-char remark

   Show marketing remark (815 chars)

   Welcome home to this beautifully updated home located in desireable Golfway Pines in Painesville Township. The open floor plan of this home allows for ample room for entertaining. Tons of windows feature lots of natural sunlight. Beautiful fireplace in living room. Eat in kitchen with option for formal dining room off of living room. This home has been freshly painted and all new flooring throughout. The large master bedroom features an en suite bathroom with a shower, jacuzzi tub and double vanity. The other two bedrooms are conveniently located on the other side of the home and next to another fully updated full bathroom. New hot water tank 12/21 and the furnace and ac were serviced 11/22 and in good working order. Lending options available. All appliances included. Call today for your private showing!

7. 2023-09-05
   status Pending 815-char remark

   Show marketing remark (815 chars)

   Welcome home to this beautifully updated home located in desireable Golfway Pines in Painesville Township. The open floor plan of this home allows for ample room for entertaining. Tons of windows feature lots of natural sunlight. Beautiful fireplace in living room. Eat in kitchen with option for formal dining room off of living room. This home has been freshly painted and all new flooring throughout. The large master bedroom features an en suite bathroom with a shower, jacuzzi tub and double vanity. The other two bedrooms are conveniently located on the other side of the home and next to another fully updated full bathroom. New hot water tank 12/21 and the furnace and ac were serviced 11/22 and in good working order. Lending options available. All appliances included. Call today for your private showing!

8. 2023-08-18
   listed $75,000 Active 815-char remark

   Show marketing remark (815 chars)

   Welcome home to this beautifully updated home located in desireable Golfway Pines in Painesville Township. The open floor plan of this home allows for ample room for entertaining. Tons of windows feature lots of natural sunlight. Beautiful fireplace in living room. Eat in kitchen with option for formal dining room off of living room. This home has been freshly painted and all new flooring throughout. The large master bedroom features an en suite bathroom with a shower, jacuzzi tub and double vanity. The other two bedrooms are conveniently located on the other side of the home and next to another fully updated full bathroom. New hot water tank 12/21 and the furnace and ac were serviced 11/22 and in good working order. Lending options available. All appliances included. Call today for your private showing!

9. 2019-05-01
   soldstatus $43,400 Sold 1000-char remark

   Show marketing remark (1000 chars)

   Welcome to this generously sized 3 bedroom, 2 full bathroom home in the Golfway Pines Community. You'll note the pride of ownership as you tour this bright and open floorplan. The large eat-in kitchen has tons of storage and flows well into the living room, which you are sure to find quite comfortable. It is appointed with a gorgeous stone fire place, ample room for your furniture, and a separate area for a dining set. 3 bedrooms will allow your family enough space to spread out, including a lovely master bedroom with attached bath that features a jetted tub, separate shower, and double vanities. This home also boasts tons of windows that bring in great light. When guests visit there is plenty of parking conveniently located right in front of this home. All appliances, including newer washer/dryer and 2018 dishwasher remain with the home. Finally, have access to the Golfway Pines Community Room for your next family party. If you're looking for a fresh start this spring in this well mai

10. 2019-04-07
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this generously sized 3 bedroom, 2 full bathroom home in the Golfway Pines Community. You'll note the pride of ownership as you tour this bright and open floorplan. The large eat-in kitchen has tons of storage and flows well into the living room, which you are sure to find quite comfortable. It is appointed with a gorgeous stone fire place, ample room for your furniture, and a separate area for a dining set. 3 bedrooms will allow your family enough space to spread out, including a lovely master bedroom with attached bath that features a jetted tub, separate shower, and double vanities. This home also boasts tons of windows that bring in great light. When guests visit there is plenty of parking conveniently located right in front of this home. All appliances, including newer washer/dryer and 2018 dishwasher remain with the home. Finally, have access to the Golfway Pines Community Room for your next family party. If you're looking for a fresh start this spring in this well mai

11. 2019-03-25
    historical Contingent 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this generously sized 3 bedroom, 2 full bathroom home in the Golfway Pines Community. You'll note the pride of ownership as you tour this bright and open floorplan. The large eat-in kitchen has tons of storage and flows well into the living room, which you are sure to find quite comfortable. It is appointed with a gorgeous stone fire place, ample room for your furniture, and a separate area for a dining set. 3 bedrooms will allow your family enough space to spread out, including a lovely master bedroom with attached bath that features a jetted tub, separate shower, and double vanities. This home also boasts tons of windows that bring in great light. When guests visit there is plenty of parking conveniently located right in front of this home. All appliances, including newer washer/dryer and 2018 dishwasher remain with the home. Finally, have access to the Golfway Pines Community Room for your next family party. If you're looking for a fresh start this spring in this well mai

12. 2019-03-05
    listed $49,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this generously sized 3 bedroom, 2 full bathroom home in the Golfway Pines Community. You'll note the pride of ownership as you tour this bright and open floorplan. The large eat-in kitchen has tons of storage and flows well into the living room, which you are sure to find quite comfortable. It is appointed with a gorgeous stone fire place, ample room for your furniture, and a separate area for a dining set. 3 bedrooms will allow your family enough space to spread out, including a lovely master bedroom with attached bath that features a jetted tub, separate shower, and double vanities. This home also boasts tons of windows that bring in great light. When guests visit there is plenty of parking conveniently located right in front of this home. All appliances, including newer washer/dryer and 2018 dishwasher remain with the home. Finally, have access to the Golfway Pines Community Room for your next family party. If you're looking for a fresh start this spring in this well mai

13. 2012-10-09
    historical
14. 2012-04-09
    listed $49,900
15. 2012-03-17
    historical
16. 2011-06-17
    listed $51,900
17. 2011-05-18
    historical
18. 2010-11-18
    listed $54,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $19,102
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,324
• Taxable income: $7,648
• Est. tax owed @ 24.0%: −$1,836
• After-tax cash flow: $6,629/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: Riverside Local
• NCES district ID: 3910014
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $69,717
• Composite: 55.0/100
• National rank: #1297
• State rank: #217 of 656 in OH

Livability — Painesville

• Score: 72/100
• State rank: #360
• US rank: #5785

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 204,927 people
• City population: 57,325
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 57,325
• Household income: $85,056
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1333.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -183.05%
• Current HPI: 181.2976
• Rent YoY: ▲ 3.68%
• 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

+45.5% since first listed

18 events — show timeline

• 2026-04-21 Pending — MLSNOW
• 2026-02-25 Contingent — MLSNOW
• 2026-01-12 Relisted — MLSNOW
• 2025-11-18 Contingent — MLSNOW
• 2025-10-24 Listed $79,900 MLSNOW
• 2023-11-01 Sold (MLS) $81,000 MLSNOW
• 2023-09-05 Pending — MLSNOW
• 2023-08-18 Listed $75,000 MLSNOW
• 2019-05-01 Sold (MLS) $43,400 MLSNOW
• 2019-04-07 Pending — MLSNOW
• 2019-03-25 Contingent — MLSNOW
• 2019-03-05 Listed $49,900 MLSNOW
• 2012-10-09 Listing Removed — MLSNOW
• 2012-04-09 Listed $49,900 MLSNOW
• 2012-03-17 Listing Removed — MLSNOW
• 2011-06-17 Listed $51,900 MLSNOW
• 2011-05-18 Listing Removed — MLSNOW
• 2010-11-18 Listed $54,900 MLSNOW