607 Toledo St · Dundee, MI 48131

$145,000

3 bd · 1.5 ba · 1,630 sqft · SingleFamily · 8 Days on market

0.39 ac lot Est $253k · 43% under

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Why this score? — see what drove the B 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

Key facts

• 0.39 acre lot
• 2 garage spots
• Listed 8 days

Property features AI

Finance

• Other: Located in the CURTIS subdivision; Directions: US-23 to Tecumseh / Monroe Street, East to Toledo Street, South to the Property

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry
• Construction: Vinyl siding; Above-grade living area listed as 1,630 (square feet)
• Exterior features: Paved road access; Lot dimensions approximately 79 x 209 x 85 x 210; Lot size about 0.39 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Crawl space basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.5% vs local median 3.1% in Dundee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#155 in MI, #3,834 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Dundee Community Schools (town): math 42% / reading 57% proficiency, ranked #99 of 540 in MI (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 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 $4k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $252,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Toledo St	0.00mi	3/1.5	1,630 (0%)	1mo	$125,000	$77	99
531 Toledo St	0.05mi	3/2.5	1,817 (+12%)	13mo	$282,000	$155	64
635 Riley St	0.37mi	3/2.0	1,665 (+2%)	17mo	$269,000	$162	63
219 Washington St	0.27mi	4/2.0 (+1)	1,550 (-5%)	21mo	$260,000	$168	55
437 Corinth Circle Ln #237	0.72mi	3/2.0	1,592 (-2%)	15mo	$388,168	$244	48
971 Strawberry St	0.53mi	3/2.0	1,408 (-14%)	7mo	$250,000	$178	45
439 E Monroe St	0.73mi	3/2.0	1,446 (-11%)	3mo	$143,000	$99	43
257 Ypsilanti St	0.51mi	4/1.5 (+1)	1,500 (-8%)	23mo	$237,800	$159	39
131 Kimberly Ln	0.54mi	3/2.0	1,400 (-14%)	13mo	$76,500	$55	39
455 E Main St	0.54mi	3/1.0	1,441 (-12%)	20mo	$175,000	$121	37
545 Main St	0.63mi	4/2.0 (+1)	1,708 (+5%)	23mo	$248,000	$145	37
573 Main St	0.67mi	4/1.0 (+1)	1,855 (+14%)	20mo	$199,000	$107	22

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $870
• Equity at exit: $21,620

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $32,089
• Equity at exit: $12,537

Cash invested: $40,600 (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 48131

• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $383

Break-even live

Break-even rent $1,183

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-15
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

2. 2026-05-15
   status Pending

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

3. 2026-05-12
   price $145,000 515-char remark

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

4. 2026-05-11
   status Active 515-char remark

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

5. 2026-05-11
   price $145,000

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

6. 2026-05-11
   status Active

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

7. 2026-05-01
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

8. 2026-05-01
   status Pending

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

9. 2026-04-28
   listed $160,000 Active 515-char remark

   Show marketing remark (515 chars)

   Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

10. 2026-04-28
    listed $160,000 Active

    Show marketing remark (515 chars)

    Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

11. 2026-04-21
    historical $160,000 515-char remark

    Show marketing remark (515 chars)

    Investor special with tons of potential in Dundee! This 3-bedroom, 1.5-bath home features a 2-car attached garage, plus major updates already completed including a new roof and windows in 2024. Damage near the front door was caused by water intrusion prior to the new roof installation. Priced well below market value and ready for your vision, this property offers a great opportunity for investors, flippers, or buyers looking to build equity. Don't miss your chance to transform this home into something special!

12. 2012-12-21
    soldstatus $104,000
13. 2012-12-07
    soldstatus $104,000 395-char remark

    Show marketing remark (395 chars)

    Move in ready! Spotless in Dundee, two updated baths, newer carpet and tons of room both in and out. The home features a two car attached garage with storage and a second garage set up with the handyman in mind. Deck has a Sunsetter retractable remote awning that automatically close when windy. Large laundry room could also double as office/craft room. Very well maintained and close downtown.

14. 2012-12-07
    soldstatus $104,000

    Show marketing remark (395 chars)

    Move in ready! Spotless in Dundee, two updated baths, newer carpet and tons of room both in and out. The home features a two car attached garage with storage and a second garage set up with the handyman in mind. Deck has a Sunsetter retractable remote awning that automatically close when windy. Large laundry room could also double as office/craft room. Very well maintained and close downtown.

15. 2012-11-05
    historical 395-char remark

    Show marketing remark (395 chars)

    Move in ready! Spotless in Dundee, two updated baths, newer carpet and tons of room both in and out. The home features a two car attached garage with storage and a second garage set up with the handyman in mind. Deck has a Sunsetter retractable remote awning that automatically close when windy. Large laundry room could also double as office/craft room. Very well maintained and close downtown.

16. 2012-08-06
    listed $99,000 395-char remark

    Show marketing remark (395 chars)

    Move in ready! Spotless in Dundee, two updated baths, newer carpet and tons of room both in and out. The home features a two car attached garage with storage and a second garage set up with the handyman in mind. Deck has a Sunsetter retractable remote awning that automatically close when windy. Large laundry room could also double as office/craft room. Very well maintained and close downtown.

17. 2012-08-06
    listed $99,000

    Show marketing remark (395 chars)

    Move in ready! Spotless in Dundee, two updated baths, newer carpet and tons of room both in and out. The home features a two car attached garage with storage and a second garage set up with the handyman in mind. Deck has a Sunsetter retractable remote awning that automatically close when windy. Large laundry room could also double as office/craft room. Very well maintained and close downtown.

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$432/yr (+$36/mo · 31.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 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: $20,016
• − Mortgage interest: −$8,122
• − Property taxes: −$1,369
• − Insurance: −$725
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,218
• Taxable income: $2,379
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $4,023/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: Dundee Community Schools
• NCES district ID: 2612300
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $55,640
• Composite: 42.85/100
• National rank: #3128
• State rank: #99 of 540 in MI

Livability — Dundee

• Score: 75/100
• State rank: #155
• US rank: #3834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundee, MI
• Population (ZIP): 8,306

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.90%
• Current HPI: 187.4214
• 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

+46.5% since first listed

17 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-12 Price Changed $145,000 MiRealSource-MiMLS
• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Price Changed $145,000 REALCOMP
• 2026-05-11 Relisted — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — REALCOMP
• 2026-04-28 Listed $160,000 MiRealSource-MiMLS
• 2026-04-28 Listed $160,000 REALCOMP
• 2026-04-21 Coming Soon $160,000 MiRealSource-MiMLS
• 2012-12-21 Sold (Public Records) $104,000 Public Records
• 2012-12-07 Sold (MLS) $104,000 REALCOMP
• 2012-12-07 Sold (MLS) $104,000 MiRealSource-MiMLS
• 2012-11-05 Listing Removed — MiRealSource-MiMLS
• 2012-08-06 Listed $99,000 REALCOMP
• 2012-08-06 Listed $99,000 MiRealSource-MiMLS

Property tax history

-2.2%/yr

Latest (2025): $1,369 · +9.2% YoY. Source: county tax records.