210 Brockway Rd · Yale, MI 48097

$159,900

3 bd · 1.0 ba · 1,450 sqft · SingleFamily · 43 Days on market

Built 1928 $110/sqft · 8% below area Est $175k · 8% under

---

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 +16.5/30.0
• ARV discount +11.3/15.0
• DSCR +5.1/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK AT THIS ONE, There is more here than you can see in a couple of Pic. This is a Three Bed home with one down, Two up. I was surprised when I seen this home, and the price we have is surprising. Dinning room is 13' X 16 Gas Fireplace in Living room. The Roof is new in 24, New Water Heater, Softener, Gas Furnace, in 2022 The Kitchen Is Very Nice, The Sellers are leaving Stove, Refrigerator, Dishwasher, washer, dryer, chest freezer, The Hot Tub that is outside, I know it works, Plus a small Fish pond. You need to bring your own fish :) Plus the Gas Fire place

Key facts

• Built 1928
• Listed 43 days

Property features AI

Finance

• Other: Residential property
• HOA & community: Homeowners association with annual fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Irregular-shaped lot; Lot dimensions approximately 120 x 100 x 140 x 210

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Freezer
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas fireplace in the living room; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $95 ($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 $144k (9.9% below list).
• Recommended offer: $144k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#432 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Yale Public Schools (rural): math 40% / reading 62% proficiency, ranked #92 of 540 in MI (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 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.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y 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 $101k; list at $160k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,089 (9.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.90% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $174,627
• List price: $159,900
• Delta: -8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Spring St	0.10mi	3/1.0	1,438 (-1%)	19mo	$178,000	$124	78
13 Mccoll St	0.27mi	4/2.0 (+1)	1,460 (+1%)	15mo	$160,000	$110	65
212 S Kennefic St	0.23mi	4/2.0 (+1)	1,500 (+3%)	14mo	$170,000	$113	63
219 Clark St	0.50mi	3/2.0	1,352 (-7%)	0mo	$180,000	$133	61
1 Jones St	0.49mi	3/2.0	1,400 (-3%)	11mo	$206,000	$147	58
230 Mccoll St	0.57mi	3/2.0	1,420 (-2%)	11mo	$194,900	$137	57
304 Jones St	0.34mi	3/1.0	1,263 (-13%)	9mo	$170,500	$135	55
206 Arthur St	0.69mi	3/1.0	1,353 (-7%)	4mo	$180,000	$133	54
102 Jean St	0.67mi	3/1.0	1,316 (-9%)	0mo	$375,000	$285	53
211 Guy St	0.61mi	3/2.0	1,496 (+3%)	13mo	$160,000	$107	52
1 1st St	0.71mi	3/1.0	1,562 (+8%)	6mo	$155,000	$99	49
303 North St	0.45mi	3/2.0	1,626 (+12%)	18mo	$180,000	$111	40

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-19,895
• Equity at exit: $23,842

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-9,622
• Equity at exit: $13,825

Cash invested: $44,772 (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 48097

• Home prices YoY: -17.5%
• Active inventory: 47
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $95

Break-even live

Break-even rent $1,321

Max offer price $159,900

Occupancy floor 88%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $159,900 Active 43 DOM
2. 2026-06-17
   days on market $159,900 Active 42 DOM
3. 2026-06-16
   days on market $159,900 Active 41 DOM
4. 2026-06-15
   days on market $159,900 Active 40 DOM
5. 2026-06-13
   days on market $159,900 Active 38 DOM
6. 2026-06-09
   days on market $159,900 Active 34 DOM
7. 2026-06-08
   days on market $159,900 Active 33 DOM
8. 2026-06-07
   days on market $159,900 Active 32 DOM
9. 2026-06-04
   days on market $159,900 Active 29 DOM
10. 2026-06-03
    days on market $159,900 Active 28 DOM
11. 2026-06-02
    pricedays on market $159,900 Active 27 DOM

    Show marketing remark (575 chars)

    LOOK AT THIS ONE, There is more here than you can see in a couple of Pic. This is a Three Bed home with one down, Two up. I was surprised when I seen this home, and the price we have is surprising. Dinning room is 13' X 16 Gas Fireplace in Living room. The Roof is new in 24, New Water Heater, Softener, Gas Furnace, in 2022 The Kitchen Is Very Nice, The Sellers are leaving Stove, Refrigerator, Dishwasher, washer, dryer, chest freezer, The Hot Tub that is outside, I know it works, Plus a small Fish pond. You need to bring your own fish :) Plus the Gas Fire place

12. 2026-06-01
    days on market $164,900 Active 26 DOM
13. 2026-05-31
    days on market $164,900 Active 25 DOM
14. 2026-05-14
    status Pending 590-char remark

    Show marketing remark (575 chars)

    LOOK AT THIS ONE, There is more here than you can see in a couple of Pic. This is a Three Bed home with one down, Two up. I was surprised when I seen this home, and the price we have is surprising. Dinning room is 13' X 16 Gas Fireplace in Living room. The Roof is new in 24, New Water Heater, Softener, Gas Furnace, in 2022 The Kitchen Is Very Nice, The Sellers are leaving Stove, Refrigerator, Dishwasher, washer, dryer, chest freezer, The Hot Tub that is outside, I know it works, Plus a small Fish pond. You need to bring your own fish :) Plus the Gas Fire place

15. 2026-05-14
    status Pending 590-char remark

    Show marketing remark (575 chars)

    LOOK AT THIS ONE, There is more here than you can see in a couple of Pic. This is a Three Bed home with one down, Two up. I was surprised when I seen this home, and the price we have is surprising. Dinning room is 13' X 16 Gas Fireplace in Living room. The Roof is new in 24, New Water Heater, Softener, Gas Furnace, in 2022 The Kitchen Is Very Nice, The Sellers are leaving Stove, Refrigerator, Dishwasher, washer, dryer, chest freezer, The Hot Tub that is outside, I know it works, Plus a small Fish pond. You need to bring your own fish :) Plus the Gas Fire place

16. 2026-04-28
    listed $164,900 Active 590-char remark

    Show marketing remark (575 chars)

    LOOK AT THIS ONE, There is more here than you can see in a couple of Pic. This is a Three Bed home with one down, Two up. I was surprised when I seen this home, and the price we have is surprising. Dinning room is 13' X 16 Gas Fireplace in Living room. The Roof is new in 24, New Water Heater, Softener, Gas Furnace, in 2022 The Kitchen Is Very Nice, The Sellers are leaving Stove, Refrigerator, Dishwasher, washer, dryer, chest freezer, The Hot Tub that is outside, I know it works, Plus a small Fish pond. You need to bring your own fish :) Plus the Gas Fire place

17. 2026-04-28
    listed $164,900 Active 590-char remark

    Show marketing remark (575 chars)

    LOOK AT THIS ONE, There is more here than you can see in a couple of Pic. This is a Three Bed home with one down, Two up. I was surprised when I seen this home, and the price we have is surprising. Dinning room is 13' X 16 Gas Fireplace in Living room. The Roof is new in 24, New Water Heater, Softener, Gas Furnace, in 2022 The Kitchen Is Very Nice, The Sellers are leaving Stove, Refrigerator, Dishwasher, washer, dryer, chest freezer, The Hot Tub that is outside, I know it works, Plus a small Fish pond. You need to bring your own fish :) Plus the Gas Fire place

18. 2006-02-14
    soldstatus $101,000

    Show marketing remark (152 chars)

    NATURAL WOODWORK THROUGHOUT, HARDWOOD FLOORS, FIREPLACE IN LIVING ROOM, FULL BASEMENT W/ SEVERAL UPDATES. SELLER'S ASSISTANCE AVAILABLE. CORPORATE OWNED

19. 2006-01-05
    historical

    Show marketing remark (152 chars)

    NATURAL WOODWORK THROUGHOUT, HARDWOOD FLOORS, FIREPLACE IN LIVING ROOM, FULL BASEMENT W/ SEVERAL UPDATES. SELLER'S ASSISTANCE AVAILABLE. CORPORATE OWNED

20. 2006-01-05
    historical

    Show marketing remark (152 chars)

    NATURAL WOODWORK THROUGHOUT, HARDWOOD FLOORS, FIREPLACE IN LIVING ROOM, FULL BASEMENT W/ SEVERAL UPDATES. SELLER'S ASSISTANCE AVAILABLE. CORPORATE OWNED

21. 2005-12-13
    listed $99,900

    Show marketing remark (152 chars)

    NATURAL WOODWORK THROUGHOUT, HARDWOOD FLOORS, FIREPLACE IN LIVING ROOM, FULL BASEMENT W/ SEVERAL UPDATES. SELLER'S ASSISTANCE AVAILABLE. CORPORATE OWNED

22. 2005-11-19
    historical
23. 2005-08-09
    listed $99,900
24. 2005-08-09
    listed $103,500
25. 2005-05-08
    historical
26. 2005-05-08
    historical
27. 2004-11-12
    listed $126,500
28. 2004-11-08
    listed $126,500
29. 1998-11-03
    soldstatus $95,500
30. 1998-10-08
    historical
31. 1998-07-23
    listed $97,900

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $2,062 · $172/mo
• Expected delta: +$401/yr (+$33/mo · 24.1%)

ⓘ 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 ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,291
• − Mortgage interest: −$8,957
• − Property taxes: −$1,661
• − Insurance: −$800
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,652
• Taxable loss: −$1,545
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,507/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: Yale Public Schools
• NCES district ID: 2636600
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $53,116
• Composite: 43.83/100
• National rank: #2926
• State rank: #92 of 540 in MI

Livability — Yale

• Score: 66/100
• State rank: #432
• US rank: #12026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yale, MI
• County: Saint Clair County · 44,760 people
• City population: 5,418
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 5,418
• Household income: $63,659
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 94.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.26%
• Current HPI: 246.4218
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

+63.3% since first listed

22 events — show timeline

• 2026-06-02 Price Changed $159,900 MiRealSource-MiMLS
• 2026-06-02 Price Changed $159,900 REALCOMP
• 2026-05-20 Relisted — REALCOMP
• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-04-28 Listed $164,900 REALCOMP
• 2026-04-28 Listed $164,900 MiRealSource-MiMLS
• 2006-02-14 Sold (MLS) $101,000 MiRealSource-MiMLS
• 2006-01-05 Listing Removed — REALCOMP
• 2006-01-05 Listing Removed — MiRealSource-MiMLS
• 2005-12-13 Listed $99,900 MiRealSource-MiMLS
• 2005-11-19 Listing Removed — MiRealSource-MiMLS
• 2005-08-09 Listed $103,500 MiRealSource-MiMLS
• 2005-08-09 Listed $99,900 REALCOMP
• 2005-05-08 Listing Removed — MiRealSource-MiMLS
• 2005-05-08 Listing Removed — REALCOMP
• 2004-11-12 Listed $126,500 MiRealSource-MiMLS
• 2004-11-08 Listed $126,500 REALCOMP
• 1998-11-03 Sold (MLS) $95,500 MiRealSource-MiMLS
• 1998-10-08 Listing Removed — MiRealSource-MiMLS
• 1998-07-23 Listed $97,900 MiRealSource-MiMLS

Property tax history

+2.3%/yr

Latest (2025): $1,661 · -1.9% YoY. Source: county tax records.