79989 39th St · Decatur, MI 49045

$97,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 103 Days on market

Built 1993 2.89 ac lot Est $98k · at est. ↓ 15% 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.3/15.0
• 1% rule +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

Key facts

• Full basement
• 2.89 acre lot
• 2 garage spots

Tags

• ROOF RECENTLY REPLACED
• FULL BASEMENT
• CLOSE TO 3 ACRES OF LAND

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity available; Well water; Electric water heater
• Home design: Ranch-style single family residence; Built in 1993
• Construction: Vinyl siding; Asphalt shingle roof; 1,204 total living area
• Exterior features: Paved road access; Well water

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Full basement; 6 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#437 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, schools D-, amenities F.
• Decatur Public Schools (rural): math 21% / reading 37% proficiency, ranked #381 of 540 in MI (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $677 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,089 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $97,524
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79989 39th St	0.00mi	3/1.0	1,204 (0%)	1mo	$98,000	$81	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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-4,542
• Equity at exit: $14,597

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $10,701
• Equity at exit: $8,465

Cash invested: $27,412 (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 49045

• Home prices YoY: -25.1%
• Active inventory: 35
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $177

Break-even live

Break-even rent $879

Max offer price $97,900

Occupancy floor 79%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-05-09
   status Pending 331-char remark

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

2. 2026-05-09
   status Pending 331-char remark

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

3. 2026-05-09
   status Pending

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

4. 2026-04-16
   historical Accepting Backup Offers 331-char remark

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

5. 2026-04-16
   historical Active Under Contract 331-char remark

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

6. 2026-04-16
   historical Active - Backup Offers Accepted

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

7. 2026-04-14
   price $97,900 331-char remark

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

8. 2026-04-13
   price $97,900 331-char remark

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

9. 2026-04-13
   price $97,900

   Show marketing remark (331 chars)

   This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

10. 2026-03-12
    price $99,900 331-char remark

    Show marketing remark (331 chars)

    This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

11. 2026-03-12
    price $99,900 331-char remark

    Show marketing remark (331 chars)

    This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

12. 2026-03-12
    price $99,900

    Show marketing remark (331 chars)

    This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

13. 2026-01-26
    listed $119,900 Active 331-char remark

    Show marketing remark (331 chars)

    This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

14. 2026-01-26
    listed $119,900 Active 331-char remark

    Show marketing remark (331 chars)

    This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

15. 2026-01-26
    listed $119,900 Active

    Show marketing remark (331 chars)

    This property is eligible under the Freddie Mac First Look Initiative through 2/26/2026. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered during First Look Period. 3-bedroom 1 bath. Roof recently replaced. Full basement with exterior exit. Close to 3 acres of land.

16. 2023-11-02
    soldstatus $112,000
17. 2023-10-30
    soldstatus $112,000 Sold
18. 2023-10-30
    soldstatus $112,000 Sold
19. 2023-10-30
    soldstatus $112,000 Closed
20. 2023-09-15
    status Pending
21. 2023-09-15
    status Pending
22. 2023-09-15
    status Pending
23. 2023-09-08
    listed $114,900 Active
24. 2023-09-08
    listed $114,900 Active
25. 2023-09-08
    listed $114,900 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: $886 · $74/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$311/yr (+$26/mo · 35.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,243
• − Mortgage interest: −$5,484
• − Property taxes: −$886
• − Insurance: −$1,287
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,848
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $1,979/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: Decatur Public Schools
• NCES district ID: 2611670
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $41,230
• Composite: 24.48/100
• National rank: #7659
• State rank: #381 of 540 in MI

Livability — Decatur

• Score: 66/100
• State rank: #437
• US rank: #12164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,109

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 7% Romanian 6% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.63%
• Current HPI: 211.3353
• 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

-14.8% since first listed

25 events — show timeline

• 2026-05-09 Pending — REALCOMP
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-09 Pending — SW Michigan MLS
• 2026-04-16 Contingent — MiRealSource-MiMLS
• 2026-04-16 Contingent — REALCOMP
• 2026-04-16 Contingent — SW Michigan MLS
• 2026-04-14 Price Changed $97,900 MiRealSource-MiMLS
• 2026-04-13 Price Changed $97,900 REALCOMP
• 2026-04-13 Price Changed $97,900 SW Michigan MLS
• 2026-03-12 Price Changed $99,900 MiRealSource-MiMLS
• 2026-03-12 Price Changed $99,900 REALCOMP
• 2026-03-12 Price Changed $99,900 SW Michigan MLS
• 2026-01-26 Listed $119,900 REALCOMP
• 2026-01-26 Listed $119,900 SW Michigan MLS
• 2026-01-26 Listed $119,900 MiRealSource-MiMLS
• 2023-11-02 Sold (Public Records) $112,000 Public Records
• 2023-10-30 Sold (MLS) $112,000 MiRealSource-MiMLS
• 2023-10-30 Sold (MLS) $112,000 SW Michigan MLS
• 2023-10-30 Sold (MLS) $112,000 REALCOMP
• 2023-09-15 Pending — REALCOMP
• 2023-09-15 Pending — MiRealSource-MiMLS
• 2023-09-15 Pending — SW Michigan MLS
• 2023-09-08 Listed $114,900 MiRealSource-MiMLS
• 2023-09-08 Listed $114,900 SW Michigan MLS
• 2023-09-08 Listed $114,900 REALCOMP

Property tax history

-3.6%/yr

Latest (2025): $886 · -70.6% YoY. Source: county tax records.