327 E Middle St · Williamston, MI 48895

$174,900

None bd · None ba · — sqft · SingleFamily · 24 Days on market

Built 1900 0.30 ac lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.3 acre lot
• 4 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#19 in MI, #359 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities D-, health & safety D-.
• Williamston Community Schools (town): math 49% / reading 62% proficiency, ranked #55 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 350 units permitted in Ingham County in 2024 (186 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.
• Ingham County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.22% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 6.8

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 High St	0.13mi	3/1.0	1,073	1mo	$180,000	$168	81
407 S Cedar St	0.18mi	3/1.0	1,120	1mo	$210,000	$188	78
370 S Cedar St	0.20mi	4/2.0	1,491	1mo	$187,500	$126	78
529 High St	0.16mi	3/2.0	1,820	7mo	$265,000	$146	74
824 E Grand Riv	0.25mi	3/1.0	1,302	4mo	$230,000	$177	72
131 W South St	0.27mi	2/1.0	1,296	6mo	$203,000	$157	70
880 Holly Ct	0.32mi	3/2.0	2,642	5mo	$600,000	$227	69
324 E Church St	0.41mi	4/2.0	1,353	1mo	$265,000	$196	68
425 N Putnam St	0.40mi	4/2.0	1,768	3mo	$309,900	$175	66
945 Southfield Dr	0.55mi	4/2.0	1,920	2mo	$335,000	$174	60
868 Southfield Dr	0.53mi	3/2.0	1,828	6mo	$242,000	$132	58
318 N Circle Dr	0.66mi	3/2.0	2,152	1mo	$407,000	$189	56

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,123
• Equity at exit: $26,078

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $21,460
• Equity at exit: $15,122

Cash invested: $48,972 (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 48895

• Active inventory: 60
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$366 /mo · $4,392/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $331

Break-even live

Break-even rent $1,717

Max offer price $174,900

Occupancy floor 79%

Sensitivity live

Price	-10% $430	-5% $381	+0% $331	+5% $282	+10% $232
Rent	-10% $162	-5% $247	+0% $331	+5% $416	+10% $500
Rate	-1.0pp $419	-0.5pp $376	base $331	+0.5pp $286	+1.0pp $240

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 E Riverside St Williamston, MI	3.0	2.0	1292	$1,975	$1.53	14d	1	0.37mi
2155 Mitchell Rd Williamston, MI	3.0	2.0	1492	$2,530	$1.70	14d	1	0.91mi

Listing history 17 events

1. 2026-06-18
   days on market $174,900 Active 24 DOM
2. 2026-06-17
   days on market $174,900 Active 23 DOM
3. 2026-06-16
   days on market $174,900 Active 22 DOM
4. 2026-06-15
   days on market $174,900 Active 21 DOM
5. 2026-06-14
   days on market $174,900 Active 19 DOM
6. 2026-06-13
   days on market $174,900 Active 18 DOM
7. 2026-06-10
   days on market $174,900 Active 16 DOM
8. 2026-06-09
   days on market $174,900 Active 15 DOM
9. 2026-06-08
   days on market $174,900 Active 14 DOM
10. 2026-06-07
    days on market $174,900 Active 13 DOM
11. 2026-06-05
    days on market $174,900 Active 10 DOM
12. 2026-06-03
    days on market $174,900 Active 9 DOM
13. 2026-06-02
    days on market $174,900 Active 8 DOM
14. 2026-06-01
    days on market $174,900 Active 7 DOM
15. 2026-05-31
    days on market $174,900 Active 6 DOM
16. 2026-05-30
    days on market $174,900 Active 5 DOM
17. 2026-05-19
    historical $174,900

ⓘ 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: $4,392 · $366/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 15 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: $25,630
• − Mortgage interest: −$9,797
• − Property taxes: −$4,392
• − Insurance: −$874
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,088
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,644/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: Williamston Community Schools
• NCES district ID: 2636420
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $79,113
• Composite: 50.08/100
• National rank: #1909
• State rank: #55 of 540 in MI

Livability — Williamston

• Score: 86/100
• State rank: #19
• US rank: #359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamston, MI
• City population: 11,294
• Population (ZIP): 11,294

Population outlook (Ingham County) Hauer SSP2

• Today (2025): 300,362 people
• By 2030: 307,808 · +2.5%
• By 2040: 320,492 · +6.7%
• By 2050: 333,223 · +10.9%
• By 2075: 373,693 · +24.4%
• By 2100: 392,021 · +30.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 7% Romanian 6% Lithuanian 5%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Ingham

• 2024 margin: Strong D (+29.7) · D 63.9% · R 34.2% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: 33.3pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+32.2 2016: D+27.6 2012: D+27.9 2008: D+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.37%
• Current HPI: 202.0808
• 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

1 event — show timeline

• 2026-05-19 Coming Soon $174,900 Greater Lansing AoR

Property tax history

+2.6%/yr

Latest (2025): $4,392 · +3.0% YoY. Source: county tax records.