4982 Marigold Rd · Mentor, OH 44060

$99,900

4 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 1 Days on market

Built 1956 9,583 sqft lot Est $193k · 48% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• 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

Features Large Living Room With Newer Carpeting Freshly Painted 2 Car Garage Fha Appraised And Repairs Done Home Warranty Easy To Show

Key facts

• Vinyl windows
• Newer roof
• Hvac system

Tags

• DETACHED 2-CAR GARAGE
• NEWER ROOF
• VINYL WINDOWS
• HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 17.2% 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 $691 of loan paydown is wiped out by about $3k 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 + 5.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 32y 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.
• Current owner paid $73k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1956 — 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: 2.08% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.98%
• DSCR: 2.73
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $193,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4957 Belle Meadow Rd	0.06mi	3/1.0 (-1)	1,019 (-8%)	9mo	$160,000	$157	72
4973 Orchard Rd	0.16mi	3/1.5 (-1)	1,053 (-5%)	10mo	$185,000	$176	70
4891 Glenn Lodge Rd	0.28mi	3/1.0 (-1)	1,020 (-8%)	0mo	$210,000	$206	69
4865 Robinwood Dr	0.27mi	3/1.0 (-1)	1,239 (+12%)	1mo	$174,000	$140	61
4854 Marigold Rd	0.24mi	3/1.0 (-1)	1,236 (+12%)	7mo	$193,000	$156	58
4808 Belle Meadow Rd	0.34mi	3/1.5 (-1)	1,025 (-7%)	12mo	$175,000	$171	56
5026 Glenn Lodge Dr	0.27mi	3/1.5 (-1)	1,266 (+15%)	2mo	$199,900	$158	55
4717 Farley Dr	0.55mi	3/2.0 (-1)	1,080 (-2%)	13mo	$192,000	$178	51
4747 Willowbrook Dr	0.56mi	3/1.0 (-1)	952 (-14%)	3mo	$171,000	$180	43
4816 Wake Robin Rd	0.45mi	3/1.5 (-1)	1,256 (+14%)	11mo	$202,500	$161	40
4775 Willowbrook Dr	0.53mi	3/1.0 (-1)	952 (-14%)	10mo	$167,000	$175	39
9268 Jordan Dr	0.73mi	3/1.0 (-1)	960 (-13%)	2mo	$195,000	$203	38

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: 38.1%
• Equity multiple: 2.69×
• Total profit: $47,174
• Equity at exit: $14,895

10-year hold

• IRR: 45.9%
• Equity multiple: 5.98×
• Total profit: $139,315
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$164 /mo · $1,971/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $909

Break-even live

Break-even rent $924

Max offer price $99,900

Occupancy floor 51%

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: $24,975
• Closing costs: $2,997
• 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	11d	1	0.31mi
4724 Homewood Dr Mentor, OH	3.0	1.0	924	$1,800	$1.95	1d	1	0.57mi

Listing history 3 events

1. 2026-06-13
   status $99,900 Pending 1 DOM
2. 2026-06-10
   remarks 556-char remark
3. 2026-06-10
   listed $99,900 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: $1,971 · $164/mo
• Projected year-2 tax: $1,971 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,887
• − Mortgage interest: −$5,596
• − Property taxes: −$1,971
• − Insurance: −$500
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$2,906
• Taxable income: $9,932
• Est. tax owed @ 24.0%: −$2,384
• After-tax cash flow: $8,520/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

+35.2% since first listed

4 events — show timeline

• 2026-06-09 Listed $99,900 MLSNOW
• 1995-08-30 Sold (Public Records) $73,000 Public Records
• 1995-08-30 Sold (MLS) $73,000 MLSNOW
• 1994-11-19 Listed $73,900 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $1,971 · -2.5% YoY. Source: county tax records.