711 N Eaton St · Albion, MI 49224

$87,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 392 Days on market

Built 1914 Fair condition 7,405 sqft lot $70/sqft · 27% below area Est $147k · 41% under

---

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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Story-and-a-half home in Albion, located close to downtown, shopping, and I-94. This 3-bedroom, 2-full-bath property includes a living room and a dining area off the kitchen. Previously used as a duplex with an upper-level apartment, this home offers flexibility and the opportunity to make it your own.

Key facts

• Living room
• Dining area
• Shopping

Tags

• CLOSE TO DOWNTOWN
• SHOPPING
• I-94
• LIVING ROOM
• DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 8.1% in Albion — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, crime F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Middle School (math 22% / reading 40%, grade F, #329 of 493 statewide, top 67%, 547 students, 50% FRL).
• Market conditions: 158 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $146,816
• List price: $87,000
• Delta: -40.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 N Eaton St	0.10mi	3/1.0	1,248 (0%)	4mo	$125,000	$100	88
512 Austin Ave	0.24mi	4/1.5 (+1)	1,344 (+8%)	2mo	$95,000	$71	67
510 Maple Rdg	0.58mi	3/1.5	1,312 (+5%)	0mo	$168,500	$128	62
1404 Dean Dr	0.69mi	3/1.0	1,296 (+4%)	1mo	$135,000	$104	57
515 Maple Rdg	0.56mi	4/1.5 (+1)	1,242 (-0%)	12mo	$160,000	$129	56
706 N Monroe St	0.34mi	3/2.5	1,416 (+14%)	4mo	$25,000	$18	56
604 Burr Oak St	0.69mi	3/1.0	1,304 (+4%)	4mo	$105,000	$81	53
810 N Superior St	0.20mi	2/1.0 (-1)	1,104 (-12%)	13mo	$94,900	$86	52
316 Perry St	0.50mi	3/2.0	1,115 (-11%)	14mo	$72,500	$65	47
108 W Walnut St	0.69mi	3/1.0	1,296 (+4%)	12mo	$140,000	$108	47
117 E Walnut St	0.71mi	2/1.0 (-1)	1,200 (-4%)	8mo	$134,900	$112	44
511 Perry St	0.61mi	4/2.0 (+1)	1,416 (+14%)	12mo	$221,000	$156	34

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $4,765
• Equity at exit: $12,972

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $28,360
• Equity at exit: $7,522

Cash invested: $24,360 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 14 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $95,000 ($69/sqft)
• Median days on market: 71 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +69.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49224

• Home prices YoY: -24.9%
• Active inventory: 158
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $297

Break-even live

Break-even rent $670

Max offer price $87,000

Occupancy floor 67%

Sensitivity live

Price	-10% $346	-5% $321	+0% $297	+5% $272	+10% $247
Rent	-10% $214	-5% $255	+0% $297	+5% $338	+10% $379
Rate	-1.0pp $340	-0.5pp $319	base $297	+0.5pp $274	+1.0pp $251

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: $21,750
• Closing costs: $2,610
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 E North St Albion, MI	2.0	1.0	820	$895	$1.09	93d	1	0.43mi
1200 Westover Blvd Albion, MI	3.0–4.0	2.0	1456	$1,379	$0.95	93d	4	1.23mi

Listing history 12 events

1. 2026-05-06
   price $87,000 303-char remark

   Show marketing remark (303 chars)

   Story-and-a-half home in Albion, located close to downtown, shopping, and I-94. This 3-bedroom, 2-full-bath property includes a living room and a dining area off the kitchen. Previously used as a duplex with an upper-level apartment, this home offers flexibility and the opportunity to make it your own.

2. 2026-05-05
   price $87,000 303-char remark

   Show marketing remark (303 chars)

   Story-and-a-half home in Albion, located close to downtown, shopping, and I-94. This 3-bedroom, 2-full-bath property includes a living room and a dining area off the kitchen. Previously used as a duplex with an upper-level apartment, this home offers flexibility and the opportunity to make it your own.

3. 2026-05-05
   price $87,000

   Show marketing remark (303 chars)

   Story-and-a-half home in Albion, located close to downtown, shopping, and I-94. This 3-bedroom, 2-full-bath property includes a living room and a dining area off the kitchen. Previously used as a duplex with an upper-level apartment, this home offers flexibility and the opportunity to make it your own.

4. 2025-04-30
   listed $95,000 Active 303-char remark

   Show marketing remark (303 chars)

   Story-and-a-half home in Albion, located close to downtown, shopping, and I-94. This 3-bedroom, 2-full-bath property includes a living room and a dining area off the kitchen. Previously used as a duplex with an upper-level apartment, this home offers flexibility and the opportunity to make it your own.

5. 2025-04-30
   listed $95,000 Active 303-char remark

   Show marketing remark (303 chars)

   Story-and-a-half home in Albion, located close to downtown, shopping, and I-94. This 3-bedroom, 2-full-bath property includes a living room and a dining area off the kitchen. Previously used as a duplex with an upper-level apartment, this home offers flexibility and the opportunity to make it your own.

6. 2025-04-30
   listed $95,000 Active

   Show marketing remark (303 chars)

   Story-and-a-half home in Albion, located close to downtown, shopping, and I-94. This 3-bedroom, 2-full-bath property includes a living room and a dining area off the kitchen. Previously used as a duplex with an upper-level apartment, this home offers flexibility and the opportunity to make it your own.

7. 2022-04-05
   historical
8. 2022-04-05
   historical
9. 2022-04-05
   historical
10. 2021-10-04
    listed $54,000 Active
11. 2021-10-04
    listed $54,000 Active
12. 2021-10-04
    listed $54,000 Active

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$448/yr (+$37/mo · 100.7%)

ⓘ 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 3/10 Moderate 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,549
• − Mortgage interest: −$4,873
• − Property taxes: −$445
• − Insurance: −$435
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,531
• Taxable income: $2,257
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,018/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $31,200–$56,160 screening

This home requires moderate renovations to improve its condition and increase its resale and rental value. The exterior siding and landscaping need attention, and the kitchen and bathrooms require updates.

Components & finishes AI

Roof asphalt shingle · good Appliances white

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear

Repairs flagged

• Minor Kitchen cabinets — The cabinets are wooden and appear to be in good condition, but they are dated.
• Minor Bathroom fixtures — The fixtures appear to be dated and may need updating.
• Minor Exterior siding — The siding appears to be in good condition, but there is debris and overgrown vegetation around the property.
• Minor Landscaping — The landscaping is overgrown and needs trimming and maintenance.

Value-add opportunities

• Resale Paint the exterior siding and trim — Painting the exterior can significantly improve the curb appeal and resale value. ↑
• Resale Update the kitchen cabinets and fixtures — Updating the kitchen can make it more modern and appealing to potential buyers. ↑
• Resale Replace dated window frames — Replacing the window frames can improve the home's energy efficiency and curb appeal. ↑
• Both Landscaping and curb appeal improvements — Improving the landscaping can enhance the home's curb appeal and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Harrington Elementary School F MI #1,217/1,397 Nat'l #38,100/41,679 Middle Marshall Middle School F MI #329/493 Nat'l #8,646/14,009 High Marshall High School D- MI #187/713 Nat'l #6,330/17,239

Schools (NCES district)

• District: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

B Composite livability gradescore 70/100

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• County: Calhoun · 130,157 people
• Metro: Battle Creek, MI
• Population (ZIP): 13,309
• Household income: $52,552
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 7% of renters

---

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

---

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

+61.1% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $87,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $87,000 REALCOMP
• 2026-05-05 Price Changed $87,000 SW Michigan MLS
• 2025-04-30 Listed $95,000 REALCOMP
• 2025-04-30 Listed $95,000 SW Michigan MLS
• 2025-04-30 Listed $95,000 MiRealSource-MiMLS
• 2022-04-05 Listing Removed — REALCOMP
• 2022-04-05 Listing Removed — SW Michigan MLS
• 2022-04-05 Listing Removed — MiRealSource-MiMLS
• 2021-10-04 Listed $54,000 MiRealSource-MiMLS
• 2021-10-04 Listed $54,000 SW Michigan MLS
• 2021-10-04 Listed $54,000 REALCOMP

Property tax history

-3.8%/yr

Latest (2025): $445 · -32.6% YoY. Source: county tax records.