6934 John St · Brown City, MI 48416

$98,900

3 bd · 3.0 ba · 9,999 sqft · SingleFamily · 149 Days on market

0.30 ac lot ↓ 10% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the heart of Brown City! Versatile two-unit home, with potential for a third unit, offering an excellent opportunity for investors and owner-occupants. Walk through the enclosed porch to the first unit featuring two bedrooms, two bathrooms, and hardwood floors. Access door to the potential third unit is also found through the entry of the first unit. The second unit has it's own entrance and features one bedroom and one bathroom. Situated on an oversized lot with road frontage on both First Street and John Street, the property is ideally located just steps from Brown City schools. Recent updates include a new furnace and all bathrooms recently re-plumbed. Did we mention three large garages for maximum storage? Live in one unit and rent the other, or maximize income potential and rent both! Don't miss out on an income producing opportunity offering flexibility and value!

Key facts

• Two unit home
• New furnace
• Road frontage

Tags

• TWO UNIT HOME
• POTENTIAL FOR A THIRD UNIT
• ENCLOSED PORCH
• OVERSIZED LOT
• ROAD FRONTAGE
• NEW FURNACE

Property features AI

Exterior

• Parking: Attached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Wood siding exterior; Block foundation
• Exterior features: Paved road access; Irregular lot shape on approximately 0.3 acres

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Basement with interior entry (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#512 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Brown City Community Schools (rural): math 25% / reading 39% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 63 units permitted in Sanilac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-113
• Equity at exit: $14,746

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $20,287
• Equity at exit: $8,551

Cash invested: $27,692 (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 48416

• Home prices YoY: -16.8%
• Active inventory: 43
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $250

Break-even live

Break-even rent $754

Max offer price $98,900

Occupancy floor 72%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $98,900 Active 149 DOM
2. 2026-06-17
   days on market $98,900 Active 148 DOM
3. 2026-06-16
   days on market $98,900 Active 147 DOM
4. 2026-06-15
   days on market $98,900 Active 146 DOM
5. 2026-06-13
   days on market $98,900 Active 144 DOM
6. 2026-06-13
   days on market $98,900 Active 143 DOM
7. 2026-06-09
   days on market $98,900 Active 140 DOM
8. 2026-06-08
   days on market $98,900 Active 139 DOM
9. 2026-06-07
   days on market $98,900 Active 138 DOM
10. 2026-06-04
    days on market $98,900 Active 135 DOM
11. 2026-06-03
    days on market $98,900 Active 134 DOM
12. 2026-06-02
    days on market $98,900 Active 133 DOM
13. 2026-06-01
    days on market $98,900 Active 132 DOM
14. 2026-05-31
    days on market $98,900 Active 131 DOM
15. 2026-05-18
    price $98,900 893-char remark

    Show marketing remark (893 chars)

    Welcome to the heart of Brown City! Versatile two-unit home, with potential for a third unit, offering an excellent opportunity for investors and owner-occupants. Walk through the enclosed porch to the first unit featuring two bedrooms, two bathrooms, and hardwood floors. Access door to the potential third unit is also found through the entry of the first unit. The second unit has it's own entrance and features one bedroom and one bathroom. Situated on an oversized lot with road frontage on both First Street and John Street, the property is ideally located just steps from Brown City schools. Recent updates include a new furnace and all bathrooms recently re-plumbed. Did we mention three large garages for maximum storage? Live in one unit and rent the other, or maximize income potential and rent both! Don't miss out on an income producing opportunity offering flexibility and value!

16. 2026-05-18
    price $98,900

    Show marketing remark (893 chars)

    Welcome to the heart of Brown City! Versatile two-unit home, with potential for a third unit, offering an excellent opportunity for investors and owner-occupants. Walk through the enclosed porch to the first unit featuring two bedrooms, two bathrooms, and hardwood floors. Access door to the potential third unit is also found through the entry of the first unit. The second unit has it's own entrance and features one bedroom and one bathroom. Situated on an oversized lot with road frontage on both First Street and John Street, the property is ideally located just steps from Brown City schools. Recent updates include a new furnace and all bathrooms recently re-plumbed. Did we mention three large garages for maximum storage? Live in one unit and rent the other, or maximize income potential and rent both! Don't miss out on an income producing opportunity offering flexibility and value!

17. 2026-01-20
    listed $109,900 Active
18. 2026-01-16
    listed $109,900 Active 893-char remark

    Show marketing remark (893 chars)

    Welcome to the heart of Brown City! Versatile two-unit home, with potential for a third unit, offering an excellent opportunity for investors and owner-occupants. Walk through the enclosed porch to the first unit featuring two bedrooms, two bathrooms, and hardwood floors. Access door to the potential third unit is also found through the entry of the first unit. The second unit has it's own entrance and features one bedroom and one bathroom. Situated on an oversized lot with road frontage on both First Street and John Street, the property is ideally located just steps from Brown City schools. Recent updates include a new furnace and all bathrooms recently re-plumbed. Did we mention three large garages for maximum storage? Live in one unit and rent the other, or maximize income potential and rent both! Don't miss out on an income producing opportunity offering flexibility and value!

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$546/yr (+$46/mo · 127.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,853
• − Mortgage interest: −$5,540
• − Property taxes: −$430
• − Insurance: −$494
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,877
• Taxable income: $1,455
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,656/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: Brown City Community Schools
• NCES district ID: 2607040
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,588
• Composite: 27.29/100
• National rank: #7002
• State rank: #336 of 540 in MI

Livability — Brown City

• Score: 63/100
• State rank: #512
• US rank: #15324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brown City, MI
• City population: 5,216
• Population (ZIP): 5,216

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1% Russian/Polish/Slavic 0%

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.42%
• Current HPI: 205.2258
• 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

-10.0% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $98,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $98,900 REALCOMP
• 2026-01-20 Listed $109,900 REALCOMP
• 2026-01-16 Listed $109,900 MiRealSource-MiMLS

Property tax history

-12.5%/yr

Latest (2025): $430 · -83.7% YoY. Source: county tax records.