5076 Glenn Lodge Rd · Mentor, OH 44060

$166,900

3 bd · 1.0 ba · 891 sqft · SingleFamily public records · 52 Days on market

Built 1959 6,490 sqft lot $187/sqft · at area comps Est $169k · at est.

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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 +23.2/30.0
• ARV discount +8.0/15.0
• DSCR +7.4/10.0
• Schools +5.6/10.0
• 1% rule +5.5/10.0
• 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

This cozy home is just waiting for it's new owner! Home is tenant occupied and tenant would like to stay (in a month to month lease) Feel free to call with any questions you may have! New roof December 2020

Key facts

• Renovated bathroom
• Renovated kitchen
• Updated flooring

Tags

• UPDATED FLOORING
• RENOVATED KITCHEN
• RENOVATED BATHROOM
• NEWLY UPDATED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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 $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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $95k; list at $167k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,893 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $168,608
• List price: $166,900
• Delta: -1.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5043 Forest Rd	0.11mi	3/1.0	891 (0%)	5mo	$137,500	$154	91
4974 Wake Robin Rd	0.20mi	3/1.0	891 (0%)	4mo	$142,650	$160	87
4927 Glenn Lodge Rd	0.27mi	3/1.0	891 (0%)	3mo	$182,500	$205	85
5055 Brooksdale Rd	0.16mi	3/1.0	924 (+4%)	4mo	$175,000	$189	83
4938 Corduroy Rd	0.41mi	3/1.0	890 (-0%)	2mo	$102,500	$115	79
4882 Belle Meadow Rd	0.40mi	3/1.0	914 (+3%)	1mo	$185,000	$202	76
5027 Glenn Lodge Rd	0.09mi	2/1.0 (-1)	1,008 (+13%)	2mo	$180,000	$179	68
4893 Corduroy Rd	0.48mi	3/1.5	875 (-2%)	8mo	$179,900	$206	66
4891 Glenn Lodge Rd	0.35mi	3/1.0	1,020 (+14%)	0mo	$210,000	$206	59
4760 Brooksdale Rd	0.60mi	3/1.0	936 (+5%)	6mo	$174,000	$186	58
4735 Corduroy Rd	0.73mi	3/1.0	875 (-2%)	8mo	$175,000	$200	57
4700 Belle Meadow Rd	0.73mi	2/2.0 (-1)	875 (-2%)	9mo	$169,900	$194	47

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,280
• Equity at exit: $24,885

10-year hold

• IRR: 10.3%
• Equity multiple: 1.89×
• Total profit: $41,566
• Equity at exit: $14,430

Cash invested: $46,732 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$875
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $302

Break-even live

Break-even rent $1,363

Max offer price $166,900

Occupancy floor 78%

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: $41,725
• Closing costs: $5,007
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4724 Homewood Dr Mentor, OH	3.0	1.0	924	$1,800	$1.95	1d	1	0.83mi

Listing history 32 events

1. 2026-06-18
   days on market $166,900 Active 52 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   price $166,900 Active 51 DOM
4. 2026-06-17
   days on market $169,900 Active 51 DOM
5. 2026-06-16
   days on market $169,900 Active 50 DOM
6. 2026-06-15
   days on market $169,900 Active 49 DOM
7. 2026-06-13
   days on market $169,900 Active 47 DOM
8. 2026-06-09
   days on market $169,900 Active 43 DOM
9. 2026-06-08
   days on market $169,900 Active 42 DOM
10. 2026-06-07
    days on market $169,900 Active 41 DOM
11. 2026-06-05
    days on market $169,900 Active 38 DOM
12. 2026-06-03
    days on market $169,900 Active 37 DOM
13. 2026-06-02
    days on market $169,900 Active 36 DOM
14. 2026-06-01
    days on market $169,900 Active 35 DOM
15. 2026-05-31
    days on market $169,900 Active 34 DOM
16. 2026-04-25
    listed $169,900 Active 674-char remark
17. 2021-11-29
    status Pending 207-char remark

    Show marketing remark (207 chars)

    This cozy home is just waiting for it's new owner! Home is tenant occupied and tenant would like to stay (in a month to month lease) Feel free to call with any questions you may have! New roof December 2020

18. 2021-11-29
    soldstatus $95,000 Closed 207-char remark

    Show marketing remark (207 chars)

    This cozy home is just waiting for it's new owner! Home is tenant occupied and tenant would like to stay (in a month to month lease) Feel free to call with any questions you may have! New roof December 2020

19. 2021-11-17
    historical Contingent 207-char remark

    Show marketing remark (207 chars)

    This cozy home is just waiting for it's new owner! Home is tenant occupied and tenant would like to stay (in a month to month lease) Feel free to call with any questions you may have! New roof December 2020

20. 2021-10-29
    price $99,900 207-char remark

    Show marketing remark (207 chars)

    This cozy home is just waiting for it's new owner! Home is tenant occupied and tenant would like to stay (in a month to month lease) Feel free to call with any questions you may have! New roof December 2020

21. 2021-10-19
    listed $109,900 Active 207-char remark

    Show marketing remark (207 chars)

    This cozy home is just waiting for it's new owner! Home is tenant occupied and tenant would like to stay (in a month to month lease) Feel free to call with any questions you may have! New roof December 2020

22. 2010-04-16
    soldstatus $99,900

    Show marketing remark (406 chars)

    Gorgeous updated ranch home in a great location! New vinyl siding, new carpet, all newer vinyl windows. Newer laminate in kitchen & living room. Newer ceramic in laundry room. Newer roof. Fully updated, bright & cheery kitchen & bath! Just move-in and enjoy! Maintenance-Free! Includes newer stove & fridge. Use your $8,000 tax credit for something fun, your new home needs nothing!

23. 2010-04-16
    soldstatus $99,900

    Show marketing remark (406 chars)

    Gorgeous updated ranch home in a great location! New vinyl siding, new carpet, all newer vinyl windows. Newer laminate in kitchen & living room. Newer ceramic in laundry room. Newer roof. Fully updated, bright & cheery kitchen & bath! Just move-in and enjoy! Maintenance-Free! Includes newer stove & fridge. Use your $8,000 tax credit for something fun, your new home needs nothing!

24. 2010-04-02
    historical

    Show marketing remark (406 chars)

    Gorgeous updated ranch home in a great location! New vinyl siding, new carpet, all newer vinyl windows. Newer laminate in kitchen & living room. Newer ceramic in laundry room. Newer roof. Fully updated, bright & cheery kitchen & bath! Just move-in and enjoy! Maintenance-Free! Includes newer stove & fridge. Use your $8,000 tax credit for something fun, your new home needs nothing!

25. 2009-10-01
    listed $99,900

    Show marketing remark (406 chars)

    Gorgeous updated ranch home in a great location! New vinyl siding, new carpet, all newer vinyl windows. Newer laminate in kitchen & living room. Newer ceramic in laundry room. Newer roof. Fully updated, bright & cheery kitchen & bath! Just move-in and enjoy! Maintenance-Free! Includes newer stove & fridge. Use your $8,000 tax credit for something fun, your new home needs nothing!

26. 2008-04-10
    historical
27. 2007-10-10
    listed $99,900
28. 2006-12-09
    historical
29. 2006-06-09
    listed $109,900
30. 2006-02-15
    soldstatus $80,000
31. 2006-02-15
    soldstatus $80,000
32. 2005-11-14
    listed $89,900

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $2,094 · $175/mo
• Expected delta: +$509/yr (+$42/mo · 32.1%)

ⓘ 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 ≥95°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: $20,940
• − Mortgage interest: −$9,349
• − Property taxes: −$1,585
• − Insurance: −$834
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$4,855
• Taxable income: $966
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $3,388/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

+85.7% since first listed

18 events — show timeline

• 2026-06-17 Price Changed $166,900 MLSNOW
• 2026-04-25 Listed $169,900 MLSNOW
• 2021-11-29 Pending — MLSNOW
• 2021-11-29 Sold (MLS) $95,000 MLSNOW
• 2021-11-17 Contingent — MLSNOW
• 2021-10-29 Price Changed $99,900 MLSNOW
• 2021-10-19 Listed $109,900 MLSNOW
• 2010-04-16 Sold (Public Records) $99,900 Public Records
• 2010-04-16 Sold (MLS) $99,900 MLSNOW
• 2010-04-02 Listing Removed — MLSNOW
• 2009-10-01 Listed $99,900 MLSNOW
• 2008-04-10 Listing Removed — MLSNOW
• 2007-10-10 Listed $99,900 MLSNOW
• 2006-12-09 Listing Removed — MLSNOW
• 2006-06-09 Listed $109,900 MLSNOW
• 2006-02-15 Sold (Public Records) $80,000 Public Records
• 2006-02-15 Sold (MLS) $80,000 MLSNOW
• 2005-11-14 Listed $89,900 MLSNOW

Property tax history

+1.5%/yr

Latest (2025): $1,585 · -2.4% YoY. Source: county tax records.