18944 Doyle Rd · Stockbridge, MI 48137

$175,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 5 Days on market

Built 1955 1.00 ac lot $115/sqft · 40% below area Est $291k · 40% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One acre, rural, open space location sheltered by mature trees. One story ranch with three bedrooms. Open kitchen/great room floor plan. 40 X 30 pole barn with electric service. Propane and pellet stove heating options. Natural gas line at road. Fewer trips to the car wash since you will be driving on paved roads. Very close to Police and Fire Deprtments, lakes, wildlife area and campgrounds.

Key facts

• 1 acre lot
• Built 1955
• Listed 5 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding exterior; Asphalt roof
• Exterior features: Paved road access; Barn(s); Crawl space basement

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Microwave; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; Wood heating; Ceiling fan(s); No central cooling
• Interior features: High speed internet
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 12.8% vs local median 2.4% in Stockbridge — 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 67/100 on livability (#395 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Stockbridge Community Schools (rural): math 30% / reading 38% proficiency, ranked #277 of 540 in MI (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 488 units permitted in Livingston 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.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 20y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1955 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $291,093
• List price: $175,000
• Delta: -39.88%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.2%
• Equity multiple: 1.65×
• Total profit: $31,943
• Equity at exit: $26,093

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $105,394
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48137

• Active inventory: 43
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,599 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$115 /mo · $1,386/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $947

Break-even live

Break-even rent $1,400

Max offer price $175,000

Occupancy floor 59%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-11
   status Pending 395-char remark

   Show marketing remark (395 chars)

   One acre, rural, open space location sheltered by mature trees. One story ranch with three bedrooms. Open kitchen/great room floor plan. 40 X 30 pole barn with electric service. Propane and pellet stove heating options. Natural gas line at road. Fewer trips to the car wash since you will be driving on paved roads. Very close to Police and Fire Deprtments, lakes, wildlife area and campgrounds.

2. 2026-05-11
   status Pending 396-char remark

   Show marketing remark (395 chars)

   One acre, rural, open space location sheltered by mature trees. One story ranch with three bedrooms. Open kitchen/great room floor plan. 40 X 30 pole barn with electric service. Propane and pellet stove heating options. Natural gas line at road. Fewer trips to the car wash since you will be driving on paved roads. Very close to Police and Fire Deprtments, lakes, wildlife area and campgrounds.

3. 2026-05-06
   listed $175,000 Active 396-char remark

   Show marketing remark (395 chars)

   One acre, rural, open space location sheltered by mature trees. One story ranch with three bedrooms. Open kitchen/great room floor plan. 40 X 30 pole barn with electric service. Propane and pellet stove heating options. Natural gas line at road. Fewer trips to the car wash since you will be driving on paved roads. Very close to Police and Fire Deprtments, lakes, wildlife area and campgrounds.

4. 2026-05-06
   listed $175,000 Active 395-char remark

   Show marketing remark (395 chars)

   One acre, rural, open space location sheltered by mature trees. One story ranch with three bedrooms. Open kitchen/great room floor plan. 40 X 30 pole barn with electric service. Propane and pellet stove heating options. Natural gas line at road. Fewer trips to the car wash since you will be driving on paved roads. Very close to Police and Fire Deprtments, lakes, wildlife area and campgrounds.

5. 2010-12-01
   historical
6. 2010-11-30
   historical
7. 2010-11-02
   listed
8. 2010-11-02
   listed $47,000
9. 2010-10-23
   historical
10. 2010-10-22
    historical
11. 2010-07-21
    listed
12. 2010-07-21
    listed $47,000
13. 2010-02-21
    historical
14. 2010-02-21
    historical
15. 2009-10-16
    listed
16. 2009-10-16
    listed $53,000
17. 2007-05-15
    historical
18. 2006-11-15
    listed $150,000
19. 2001-09-06
    soldstatus $125,000
20. 1991-10-30
    soldstatus $12,026

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,386 · $115/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: +$655/yr (+$55/mo · 47.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,189
• − Mortgage interest: −$9,803
• − Property taxes: −$1,386
• − Insurance: −$875
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$5,091
• Taxable income: $9,044
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $9,195/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: Stockbridge Community Schools
• NCES district ID: 2633030
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $59,009
• Composite: 30.35/100
• National rank: #6261
• State rank: #277 of 540 in MI

Livability — Stockbridge

• Score: 67/100
• State rank: #395
• US rank: #10715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,293

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Native American 1%
• Common ancestry: Romanian 10% Italian 8% Slovak 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.21%
• Current HPI: 198.5923
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+1355.2% since first listed

20 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-06 Listed $175,000 REALCOMP
• 2026-05-06 Listed $175,000 MiRealSource-MiMLS
• 2010-12-01 Delisted — AAMLS
• 2010-11-30 Listing Removed — MiRealSource-MiMLS
• 2010-11-02 Listed $47,000 MiRealSource-MiMLS
• 2010-11-02 Listed — AAMLS
• 2010-10-23 Delisted — AAMLS
• 2010-10-22 Listing Removed — MiRealSource-MiMLS
• 2010-07-21 Listed $47,000 MiRealSource-MiMLS
• 2010-07-21 Listed — AAMLS
• 2010-02-21 Listing Removed — MiRealSource-MiMLS
• 2010-02-21 Delisted — AAMLS
• 2009-10-16 Listed $53,000 MiRealSource-MiMLS
• 2009-10-16 Listed — AAMLS
• 2007-05-15 Listing Removed — REALCOMP
• 2006-11-15 Listed $150,000 REALCOMP
• 2001-09-06 Sold (Public Records) $125,000 Public Records
• 1991-10-30 Sold (Public Records) $12,026 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,386 · +6.9% YoY. Source: county tax records.