4732 Marigold Rd · Mentor, OH 44060

$194,900

3 bd · 1.0 ba · 891 sqft · SingleFamily public records

Built 1980 Est $168k · 16% over

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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).

• Cash flow +17.0/30.0
• Schools +5.6/10.0
• DSCR +5.3/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

Key facts

• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (10.3% below list).
• Recommended offer: $175k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Sterling Morton Elementary School (math 57% / reading 57%, grade C+, #729 of 1,584 statewide, top 48%, 320 students, 40% FRL); Shore Middle School (math 46% / reading 65%, grade B-, #321 of 654 statewide, top 51%, 728 students, 26% FRL); Mentor High School (math 48% / reading 76%, grade B-, #202 of 781 statewide, top 29%, 2,405 students, 20% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 267 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 $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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 26y 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 $130k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $174,786 (10.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $168,399
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4735 Corduroy Rd	0.10mi	3/1.0	875 (-2%)	8mo	$175,000	$200	86
4882 Belle Meadow Rd	0.29mi	3/1.0	914 (+3%)	1mo	$185,000	$202	82
4938 Corduroy Rd	0.39mi	3/1.0	890 (-0%)	2mo	$102,500	$115	80
4760 Brooksdale Rd	0.14mi	3/1.0	936 (+5%)	6mo	$174,000	$186	80
4927 Glenn Lodge Rd	0.43mi	3/1.0	891 (0%)	3mo	$182,500	$205	77
4974 Wake Robin Rd	0.55mi	3/1.0	891 (0%)	4mo	$142,650	$160	70
4747 Willowbrook Dr	0.37mi	3/1.0	952 (+7%)	3mo	$171,000	$180	69
9268 Jordan Dr	0.40mi	3/1.0	960 (+8%)	2mo	$195,000	$203	67
5043 Forest Rd	0.68mi	3/1.0	891 (0%)	5mo	$137,500	$154	64
5055 Brooksdale Rd	0.61mi	3/1.0	924 (+4%)	4mo	$175,000	$189	62
4891 Glenn Lodge Rd	0.37mi	3/1.0	1,020 (+14%)	1mo	$210,000	$206	58
5027 Glenn Lodge Rd	0.59mi	2/1.0 (-1)	1,008 (+13%)	2mo	$180,000	$179	44

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-18,698
• Equity at exit: $29,060

10-year hold

• IRR: 3.2%
• Equity multiple: 1.26×
• Total profit: $14,119
• Equity at exit: $16,851

Cash invested: $54,572 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $131

Break-even live

Break-even rent $1,582

Max offer price $194,900

Occupancy floor 88%

Sensitivity live

Price	-10% $241	-5% $186	+0% $131	+5% $76	+10% $21
Rent	-10% $-7	-5% $62	+0% $131	+5% $200	+10% $269
Rate	-1.0pp $229	-0.5pp $180	base $131	+0.5pp $80	+1.0pp $29

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: $48,725
• Closing costs: $5,847
• 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	3d	1	0.27mi

Listing history 33 events

1. 2026-05-26
   listed $194,900
2. 2022-03-04
   soldstatus $130,000 Closed 476-char remark

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

3. 2022-03-04
   soldstatus $130,000

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

4. 2022-02-25
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

5. 2022-02-03
   historical Contingent 476-char remark

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

6. 2022-01-27
   status Active 476-char remark

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

7. 2021-12-30
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

8. 2021-12-16
   historical Contingent 476-char remark

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

9. 2021-12-10
   listed $136,900 Active 476-char remark

   Show marketing remark (476 chars)

   Great move-in-ready Ranch with newer updates located in a great neighborhood. Roof, Windows, Bathroom, Electric Box, living room floor, fence & gate have all been updated in the last 10 years. Back yard privacy area comes with your own Hot Tub, fire ring patio and green house. Large concrete drive with extra gravel parking and a 2 car detached garage with electric allow for lots of storage space. Easy access to the Highway, shopping & The Beach! “”

10. 2020-11-03
    price $19,500 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

11. 2020-08-25
    price $19,500 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

12. 2020-06-16
    price $19,500 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

13. 2018-11-15
    soldstatus $90,000 Sold
14. 2018-11-15
    soldstatus $90,000
15. 2018-10-22
    status Pending
16. 2018-10-17
    listed $100,000 Active
17. 2009-03-10
    soldstatus $60,000
18. 2009-03-03
    soldstatus $60,100
19. 2008-12-14
    listed $64,900
20. 2008-06-01
    historical
21. 2008-04-04
    listed $80,000
22. 2008-03-06
    historical
23. 2007-12-05
    listed $119,500
24. 2006-06-08
    historical
25. 2006-02-15
    listed $119,500
26. 2005-09-06
    soldstatus $84,900
27. 2004-07-15
    soldstatus $111,600
28. 2001-02-12
    soldstatus $87,000 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

29. 2001-02-09
    soldstatus $87,000
30. 2000-10-20
    listed $92,500 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

31. 1998-09-05
    price $92,500 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

32. 1998-09-05
    price $92,500 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

33. 1998-08-24
    price $92,500 166-char remark

    Show marketing remark (166 chars)

    Well Maintained Ranch With Eat-in Kit, Newer Carpet In Liv Rm Plus Custom Drapery. 3 Bdrms, Concrete Drive, Large Det Garage, Fenced Yard. Quiet Street Close To Lake.

ⓘ 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: $1,759 · $147/mo
• Projected year-2 tax: $2,400 · $200/mo
• Expected delta: +$641/yr (+$53/mo · 36.4%)

ⓘ 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 · 18 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: $20,974
• − Mortgage interest: −$10,917
• − Property taxes: −$1,759
• − Insurance: −$974
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$5,670
• Taxable loss: −$1,703
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,980/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

+110.7% since first listed

33 events — show timeline

• 2026-05-26 Listed $194,900 FSBO.com
• 2022-03-04 Sold (Public Records) $130,000 Public Records
• 2022-03-04 Sold (MLS) $130,000 MLSNOW
• 2022-02-25 Pending — MLSNOW
• 2022-02-03 Contingent — MLSNOW
• 2022-01-27 Relisted — MLSNOW
• 2021-12-30 Pending — MLSNOW
• 2021-12-16 Contingent — MLSNOW
• 2021-12-10 Listed $136,900 MLSNOW
• 2020-11-03 Price Changed $19,500 MLSNOW
• 2020-08-25 Price Changed $19,500 MLSNOW
• 2020-06-16 Price Changed $19,500 MLSNOW
• 2018-11-15 Sold (Public Records) $90,000 Public Records
• 2018-11-15 Sold (MLS) $90,000 MLSNOW
• 2018-10-22 Pending — MLSNOW
• 2018-10-17 Listed $100,000 MLSNOW
• 2009-03-10 Sold (MLS) $60,000 MLSNOW
• 2009-03-03 Sold (Public Records) $60,100 Public Records
• 2008-12-14 Listed $64,900 MLSNOW
• 2008-06-01 Listing Removed — MLSNOW
• 2008-04-04 Listed $80,000 MLSNOW
• 2008-03-06 Listing Removed — MLSNOW
• 2007-12-05 Listed $119,500 MLSNOW
• 2006-06-08 Listing Removed — MLSNOW
• 2006-02-15 Listed $119,500 MLSNOW
• 2005-09-06 Sold (Public Records) $84,900 Public Records
• 2004-07-15 Sold (Public Records) $111,600 Public Records
• 2001-02-12 Sold (MLS) $87,000 MLSNOW
• 2001-02-09 Sold (Public Records) $87,000 Public Records
• 2000-10-20 Listed $92,500 MLSNOW
• 1998-09-05 Price Changed $92,500 MLSNOW
• 1998-09-05 Price Changed $92,500 MLSNOW
• 1998-08-24 Price Changed $92,500 MLSNOW

Property tax history

+1.8%/yr

Latest (2025): $1,759 · -2.5% YoY. Source: county tax records.