4355 Woodland St · Elkland, MI 48726

$123,456

4 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 89 Days on market

Built 1900 8,712 sqft lot $112/sqft · 6% above area Est $147k · 16% under

---

Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +14.8/15.0
• DSCR +5.6/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! You will not beat this home for the price! 4 bedroom, 1 bath home located in the heart of Cass City Village. This inviting property features a spacious kitchen, beautiful hardwood floors throughout the dining and living areas, and the convenience of a main-floor bedroom, full bath, and laundry.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $108k (12.2% below list).
• Recommended offer: $108k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cass City Public Schools (rural): math 37% / reading 56% proficiency, ranked #134 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cass City Elementary (math 43% / reading 57%, grade D+, #371 of 1,397 statewide, top 27%, 485 students, 53% FRL); Cass City Jr And Sr High School (math 32% / reading 52%, grade F, #264 of 713 statewide, top 41%, 452 students, 51% FRL).
• Market conditions: 12 active listings in the ZIP; 56 units permitted in Tuscola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $854 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tuscola County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $16k; list at $123k implies a 672% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,363 (12.2% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (median comp): $147,199
• List price: $123,456
• Delta: -16.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4311 Ale St	0.12mi	3/2.0 (-1)	1,085 (-2%)	3mo	$145,800	$134	80
4581 Leach St	0.52mi	4/1.0	1,100 (-0%)	5mo	$118,000	$107	71
6276 Pine St	0.63mi	3/1.0 (-1)	1,112 (+0%)	7mo	$136,000	$122	59
6742 E Main St	0.18mi	4/1.0	1,262 (+14%)	17mo	$110,000	$87	54
4567 Seeger	0.45mi	3/2.0 (-1)	1,200 (+8%)	3mo	$142,100	$118	53
4202 Seeger St	0.38mi	3/2.5 (-1)	1,120 (+1%)	20mo	$135,000	$121	52

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,549
• Equity at exit: $18,408

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-3,609
• Equity at exit: $10,674

Cash invested: $34,568 (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 48726

• Home prices YoY: -16.1%
• Active inventory: 12
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$647
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $102

Break-even live

Break-even rent $954

Max offer price $123,456

Occupancy floor 86%

Sensitivity live

Price	-10% $172	-5% $137	+0% $102	+5% $67	+10% $32
Rent	-10% $16	-5% $59	+0% $102	+5% $145	+10% $188
Rate	-1.0pp $164	-0.5pp $133	base $102	+0.5pp $70	+1.0pp $38

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: $30,864
• Closing costs: $3,704
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $123,456 Active 89 DOM
2. 2026-06-17
   days on market $123,456 Active 88 DOM
3. 2026-06-16
   days on market $123,456 Active 87 DOM
4. 2026-06-15
   days on market $123,456 Active 86 DOM
5. 2026-06-13
   days on market $123,456 Active 84 DOM
6. 2026-06-12
   days on market $123,456 Active 83 DOM
7. 2026-06-09
   days on market $123,456 Active 80 DOM
8. 2026-06-08
   days on market $123,456 Active 79 DOM
9. 2026-06-07
   days on market $123,456 Active 78 DOM
10. 2026-06-05
    days on market $123,456 Active 76 DOM
11. 2026-06-04
    days on market $123,456 Active 74 DOM
12. 2026-06-02
    remarks 369-char remark
13. 2026-06-02
    days on market $123,456 Active 73 DOM
14. 2026-06-01
    days on market $123,456 Active 72 DOM
15. 2026-05-31
    days on market $123,456 Active 71 DOM
16. 2026-05-31
    days on market $123,456 Active 70 DOM
17. 2026-04-28
    price $123,456 313-char remark

    Show marketing remark (313 chars)

    MOTIVATED SELLER! You will not beat this home for the price! 4 bedroom, 1 bath home located in the heart of Cass City Village. This inviting property features a spacious kitchen, beautiful hardwood floors throughout the dining and living areas, and the convenience of a main-floor bedroom, full bath, and laundry.

18. 2026-04-27
    price $123,456 313-char remark

    Show marketing remark (313 chars)

    MOTIVATED SELLER! You will not beat this home for the price! 4 bedroom, 1 bath home located in the heart of Cass City Village. This inviting property features a spacious kitchen, beautiful hardwood floors throughout the dining and living areas, and the convenience of a main-floor bedroom, full bath, and laundry.

19. 2026-03-21
    listed $129,900 Active 313-char remark

    Show marketing remark (313 chars)

    MOTIVATED SELLER! You will not beat this home for the price! 4 bedroom, 1 bath home located in the heart of Cass City Village. This inviting property features a spacious kitchen, beautiful hardwood floors throughout the dining and living areas, and the convenience of a main-floor bedroom, full bath, and laundry.

20. 2026-03-21
    listed $129,900 Active 313-char remark

    Show marketing remark (313 chars)

    MOTIVATED SELLER! You will not beat this home for the price! 4 bedroom, 1 bath home located in the heart of Cass City Village. This inviting property features a spacious kitchen, beautiful hardwood floors throughout the dining and living areas, and the convenience of a main-floor bedroom, full bath, and laundry.

21. 2026-03-20
    historical $129,900 313-char remark

    Show marketing remark (313 chars)

    MOTIVATED SELLER! You will not beat this home for the price! 4 bedroom, 1 bath home located in the heart of Cass City Village. This inviting property features a spacious kitchen, beautiful hardwood floors throughout the dining and living areas, and the convenience of a main-floor bedroom, full bath, and laundry.

22. 2016-12-06
    soldstatus $16,000 Sold
23. 2016-12-06
    soldstatus $16,000 Closed
24. 2016-11-02
    status Pending
25. 2016-11-02
    status Pending
26. 2016-10-29
    price $21,870
27. 2016-10-28
    price $21,870
28. 2016-09-27
    price $24,300
29. 2016-09-27
    price $24,300
30. 2016-08-11
    listed $27,000 Active
31. 2016-08-11
    listed $27,000 Active
32. 2002-02-08
    soldstatus $68,000

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$620/yr (+$52/mo · 93.6%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,004
• − Mortgage interest: −$6,915
• − Property taxes: −$662
• − Insurance: −$617
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,591
• Taxable loss: −$863
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,432/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: Cass City Public Schools
• NCES district ID: 2608400
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $43,986
• Composite: 39.23/100
• National rank: #4010
• State rank: #134 of 540 in MI

Livability — Elkland

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

Census & demographics

• Census place: Cass City, MI
• Population (ZIP): 5,715

Population outlook (Tuscola County) Hauer SSP2

• Today (2025): 49,930 people
• By 2030: 47,294 · -5.3%
• By 2040: 41,504 · -16.9%
• By 2050: 35,560 · -28.8%
• By 2075: 24,455 · -51.0%
• By 2100: 16,507 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5% Cuban 1%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · German/W. Germanic 6% Spanish 1%

Political lean MEDSL · Tuscola

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.3%
• 2008→2024 swing: -42.1pp toward R · 2008: -0.8pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+39.3 2016: R+38.0 2012: R+10.8 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.85%
• Current HPI: 212.06
• 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

+81.6% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $123,456 MiRealSource-MiMLS
• 2026-04-27 Price Changed $123,456 REALCOMP
• 2026-03-21 Listed $129,900 REALCOMP
• 2026-03-21 Listed $129,900 MiRealSource-MiMLS
• 2026-03-20 Coming Soon $129,900 MiRealSource-MiMLS
• 2016-12-06 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2016-12-06 Sold (MLS) $16,000 REALCOMP
• 2016-11-02 Pending — MiRealSource-MiMLS
• 2016-11-02 Pending — REALCOMP
• 2016-10-29 Price Changed $21,870 MiRealSource-MiMLS
• 2016-10-28 Price Changed $21,870 REALCOMP
• 2016-09-27 Price Changed $24,300 MiRealSource-MiMLS
• 2016-09-27 Price Changed $24,300 REALCOMP
• 2016-08-11 Listed $27,000 MiRealSource-MiMLS
• 2016-08-11 Listed $27,000 REALCOMP
• 2002-02-08 Sold (Public Records) $68,000 Public Records

Property tax history

-8.7%/yr

Latest (2025): $662 · -35.3% YoY. Source: county tax records.