8990 S Crosby Rd · Yates, MI 49642

$39,000

2 bd · 2.0 ba · 1,050 sqft · SingleFamily · 4 Days on market

Built 1994 0.58 ac lot ↓ 57% since listing

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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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Just a little TLC and elbow grease will make this property shine. Open floor plan with kitchen flowing into the living room. Primary suite has a private bath with shower and garden tub. 2nd bed and 2nd bath on opposite end. 3 season room. Large deck. Several out bldgs. Private location. Would make a great up north get away, close to lakes, trails, and endless outdoor recreation.

Key facts

• 0.58 acre lot
• Built 1994
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $39k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $1k appreciation (3.0% local appreciation)).
• Lake County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 4y 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 $39,000

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. 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.
3. 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.
4. 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: 2.46% ✓
• Cap rate: 21.45%
• Cash-on-cash: 54.13%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $190,050
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9279 S Forman Rd	0.41mi	2/1.0	960 (-9%)	2mo	$200,000	$208	61
218 W 68th St	0.68mi	2/1.0	1,075 (+2%)	15mo	$30,000	$28	48
9335 SE Forman	0.43mi	3/2.0 (+1)	1,200 (+14%)	11mo	$217,000	$181	42
9335 SE Forman	0.47mi	3/2.0 (+1)	1,200 (+14%)	11mo	$217,000	$181	40
8705 S Jackson	0.61mi	2/1.0	1,200 (+14%)	7mo	$45,000	$38	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 4.30×
• Total profit: $36,081
• Equity at exit: $17,536

10-year hold

• IRR: 58.7%
• Equity multiple: 8.74×
• Total profit: $84,501
• Equity at exit: $27,025

Cash invested: $10,920 (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 49642

• Active inventory: 46
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $493

Break-even live

Break-even rent $335

Max offer price $39,000

Occupancy floor 44%

Sensitivity live

Price	-10% $515	-5% $504	+0% $493	+5% $482	+10% $470
Rent	-10% $417	-5% $455	+0% $493	+5% $530	+10% $568
Rate	-1.0pp $512	-0.5pp $502	base $493	+0.5pp $482	+1.0pp $472

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-03-13
   status Pending 381-char remark

   Show marketing remark (381 chars)

   Just a little TLC and elbow grease will make this property shine. Open floor plan with kitchen flowing into the living room. Primary suite has a private bath with shower and garden tub. 2nd bed and 2nd bath on opposite end. 3 season room. Large deck. Several out bldgs. Private location. Would make a great up north get away, close to lakes, trails, and endless outdoor recreation.

2. 2026-03-13
   status Pending 381-char remark

   Show marketing remark (381 chars)

   Just a little TLC and elbow grease will make this property shine. Open floor plan with kitchen flowing into the living room. Primary suite has a private bath with shower and garden tub. 2nd bed and 2nd bath on opposite end. 3 season room. Large deck. Several out bldgs. Private location. Would make a great up north get away, close to lakes, trails, and endless outdoor recreation.

3. 2026-03-13
   status Pending

   Show marketing remark (381 chars)

   Just a little TLC and elbow grease will make this property shine. Open floor plan with kitchen flowing into the living room. Primary suite has a private bath with shower and garden tub. 2nd bed and 2nd bath on opposite end. 3 season room. Large deck. Several out bldgs. Private location. Would make a great up north get away, close to lakes, trails, and endless outdoor recreation.

4. 2026-03-09
   listed $39,000 Active 381-char remark

   Show marketing remark (381 chars)

   Just a little TLC and elbow grease will make this property shine. Open floor plan with kitchen flowing into the living room. Primary suite has a private bath with shower and garden tub. 2nd bed and 2nd bath on opposite end. 3 season room. Large deck. Several out bldgs. Private location. Would make a great up north get away, close to lakes, trails, and endless outdoor recreation.

5. 2026-03-07
   listed $39,000 Active 381-char remark

   Show marketing remark (381 chars)

   Just a little TLC and elbow grease will make this property shine. Open floor plan with kitchen flowing into the living room. Primary suite has a private bath with shower and garden tub. 2nd bed and 2nd bath on opposite end. 3 season room. Large deck. Several out bldgs. Private location. Would make a great up north get away, close to lakes, trails, and endless outdoor recreation.

6. 2026-03-07
   listed $39,000 Active

   Show marketing remark (381 chars)

   Just a little TLC and elbow grease will make this property shine. Open floor plan with kitchen flowing into the living room. Primary suite has a private bath with shower and garden tub. 2nd bed and 2nd bath on opposite end. 3 season room. Large deck. Several out bldgs. Private location. Would make a great up north get away, close to lakes, trails, and endless outdoor recreation.

7. 2022-09-27
   soldstatus $91,000 Sold
8. 2022-09-27
   soldstatus $91,000 Sold
9. 2022-09-27
   soldstatus $91,000
10. 2022-09-12
    soldstatus $7,000
11. 2022-09-02
    status Pending
12. 2022-07-27
    status Pending
13. 2022-07-27
    status Pending
14. 2022-07-07
    price $89,900
15. 2022-07-06
    price $89,900
16. 2022-06-20
    price $99,900
17. 2022-06-20
    price $99,900
18. 2022-06-17
    status Active
19. 2022-06-17
    status Active
20. 2022-06-14
    status Pending
21. 2022-06-14
    status Pending
22. 2022-06-04
    listed $89,999 Active
23. 2022-06-04
    listed $89,999 Active
24. 2022-05-31
    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 MI · Partial reset (capped growth)

• Current annual tax: $527 · $44/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: +$37/yr (+$3/mo · 7.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,502
• − Mortgage interest: −$2,185
• − Property taxes: −$527
• − Insurance: −$195
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$1,135
• Taxable income: $5,621
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $4,562/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Yates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,062

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Black 42% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: German 2% Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-56.6% since first listed

24 events — show timeline

• 2026-03-13 Pending — MiRealSource-MiMLS
• 2026-03-13 Pending — REALCOMP
• 2026-03-13 Pending — SW Michigan MLS
• 2026-03-09 Listed $39,000 REALCOMP
• 2026-03-07 Listed $39,000 SW Michigan MLS
• 2026-03-07 Listed $39,000 MiRealSource-MiMLS
• 2022-09-27 Sold (Public Records) $91,000 Public Records
• 2022-09-27 Sold (MLS) $91,000 SW Michigan MLS
• 2022-09-27 Sold (MLS) $91,000 REALCOMP
• 2022-09-12 Sold (Public Records) $7,000 Public Records
• 2022-09-02 Pending — SW Michigan MLS
• 2022-07-27 Pending — REALCOMP
• 2022-07-27 Pending — SW Michigan MLS
• 2022-07-07 Price Changed $89,900 REALCOMP
• 2022-07-06 Price Changed $89,900 SW Michigan MLS
• 2022-06-20 Price Changed $99,900 REALCOMP
• 2022-06-20 Price Changed $99,900 SW Michigan MLS
• 2022-06-17 Relisted — SW Michigan MLS
• 2022-06-17 Relisted — REALCOMP
• 2022-06-14 Pending — REALCOMP
• 2022-06-14 Pending — SW Michigan MLS
• 2022-06-04 Listed $89,999 SW Michigan MLS
• 2022-06-04 Listed $89,999 REALCOMP
• 2022-05-31 Listed $89,900 MiRealSource-MiMLS

Property tax history

-2.9%/yr

Latest (2024): $527 · +4.5% YoY. Source: county tax records.