6477 Hill Crest Dr · Star, MI 49730

$90,000

3 bd · 1.0 ba · 800 sqft · SingleFamily · 20 Days on market

Built 2020 Poor condition 10 ac lot Est $90k · at est.

---

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 +22.6/30.0
• ARV discount +7.7/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Self sufficient, off the grid year round living or a get a way. Owners live here year around with solar, wind, and generator power. App. 800 sq. ft. compact living space, buyers are advised to take their own measurements as all information was obtained by another party and the listing agent takes no responsibility for it's accuracy. 3rd bedroom is partitioned, and there is additional sleeping space in a loft. Wood stove and propane wall furnace heat, 4 sleeping areas including loft, compost toilet. Outbuildings include battery shed, well house, tool shed, chicken coop, horse shelter, dog kennel and swine hut. All on 10 wooded acres adjoining State owned land and public trails nearby. Plainf

Key facts

• 10 acre lot
• Built 2020
• Listed 20 days

Property features AI

Finance

• Other: Property on approximately 10 acres; Lot dimensions about 462 x 948; Subdivision: Metes and Bounds

Exterior

• Utilities: Private well water; Other sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Pillar/post/pier foundation; Built area approximately 800 square feet
• Exterior features: Kennel; Shed(s); Rolling slope lot; Wooded lot

Interior

• Kitchen: Microwave
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; Gravity heating; Propane heating; Wall furnace; No central cooling
• Interior features: Wood burning stove / wood stove; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Alba Public Schools (rural): math 0% / reading 0% proficiency, ranked #746 of 760 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 101 units permitted in Antrim County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Antrim County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $90,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6477 Hill Crest Dr	0.00mi	3/1.0	800 (0%)	1mo	$90,000	$113	99
6477 Hill Crest Dr Lot : 7	0.00mi	3/1.0	800 (0%)	1mo	$90,000	$113	99

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-4,797
• Equity at exit: $13,419

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $8,466
• Equity at exit: $7,782

Cash invested: $25,200 (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 49730

• Active inventory: 63
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $153

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 79%

Sensitivity live

Price	-10% $216	-5% $185	+0% $153	+5% $122	+10% $91
Rent	-10% $76	-5% $115	+0% $153	+5% $192	+10% $231
Rate	-1.0pp $199	-0.5pp $176	base $153	+0.5pp $130	+1.0pp $106

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-22
   listed $90,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,778
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,618
• Taxable income: $434
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $1,737/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 · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to its roof, exterior, flooring, interior, HVAC system, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major exterior siding — Peeling and in need of repainting.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Damaged and peeling paint.
• Major HVAC system — Old and in need of replacement.
• Major landscaping — Overgrown and in need of maintenance and improvement.

Value-add opportunities

• Both roof replacement — Fixes the most critical issue and improves both resale and rental value.
• Both exterior siding and painting — Enhances curb appeal and improves both resale and rental value.
• Both flooring replacement — Improves living space and enhances both resale and rental value.
• Both HVAC system replacement — Ensures comfort and energy efficiency, improving both resale and rental value.
• Both landscaping and curb appeal improvements — Enhances curb appeal and improves both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Damaged and peeling paint.	Major	$15,000–50,000
HVAC system · Old and in need of replacement.	Major	$15,000–50,000
landscaping · Overgrown and in need of maintenance and improvement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Fixes the most critical issue and improves both resale and rental value. ↑
• Both exterior siding and painting — Enhances curb appeal and improves both resale and rental value. ↑
• Both flooring replacement — Improves living space and enhances both resale and rental value. ↑
• Both HVAC system replacement — Ensures comfort and energy efficiency, improving both resale and rental value. ↑
• Both landscaping and curb appeal improvements — Enhances curb appeal and improves both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alba Public Schools
• NCES district ID: 2602040
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 0% ▼ -6.00%
• Median HH income: $43,768
• Composite: 4.8/100
• National rank: #14967
• State rank: #746 of 760 in MI

Livability — Star

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

Census & demographics

• Population (ZIP): 2,058

Population outlook (Antrim County) Hauer SSP2

• Today (2025): 21,804 people
• By 2030: 20,814 · -4.5%
• By 2040: 18,394 · -15.6%
• By 2050: 15,981 · -26.7%
• By 2075: 11,712 · -46.3%
• By 2100: 7,651 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Slovak 9% Lithuanian 4%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Antrim

• 2024 margin: Strong R (+23.8) · D 37.5% · R 61.2% · Other 1.2%
• 2008→2024 swing: -13.4pp toward R · 2008: -10.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+23.8 2016: R+29.6 2012: R+21.3 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.24%
• Current HPI: 153.7415
• 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

3 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-04-27 Contingent — REALCOMP
• 2026-04-22 Listed $90,000 REALCOMP