209 Saint Joseph St · Union City, MI 49094

$190,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 10 Days on market

Built 1900 0.25 ac lot Est $160k · 19% over

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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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this thoughtfully updated 3-bedroom, 2-bathroom home located in the heart of Union City. Offering a functional layout and move-in ready appeal, this home features main-floor laundry, a convenient mudroom, and tasteful updates throughout. The cozy covered back porch provides a great space for relaxing or entertaining, while the walkable location offers easy access to local schools, parks, downtown amenities, and everyday conveniences. Nearby outdoor recreation includes fishing, kayaking, boating, and walking trails around Union Lake and Riverview Park. Whether you're a first-time buyer, looking for more space, or searching for a home with small-town charm, this property offers comfort, convenience, and a great location.

Key facts

• Outdoor recreation
• Convenient mudroom
• Main-floor laundry

Tags

• MAIN-FLOOR LAUNDRY
• CONVENIENT MUDROOM
• COVERED BACK PORCH
• WALKABLE LOCATION
• OUTDOOR RECREATION
• WALKING TRAILS

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Traditional style single-family residence; Residential property
• Construction: Built in 1900; Vinyl siding; Shingle roof
• Exterior features: Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Replacement windows; 8 total rooms; Michigan basement
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

Location & tenants

• Location reads 69/100 on livability (#339 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Union City Community Schools (rural): math 22% / reading 39% proficiency, ranked #354 of 540 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 43 units permitted in Branch 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 $6k of value loss. Plan a longer hold.
• Branch County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 24y 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 $91k; list at $190k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $160,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 St Joseph St	0.15mi	3/1.0	1,350 (+7%)	7mo	$145,000	$107	75
520 S Broadway St	0.43mi	3/1.0	1,300 (+3%)	2mo	$125,001	$96	73
340 Woodruff St	0.23mi	2/1.0 (-1)	1,140 (-10%)	2mo	$140,000	$123	67
321 E Fenton St	0.18mi	4/1.0 (+1)	1,420 (+13%)	1mo	$180,000	$127	65
204 Crane St	0.20mi	3/1.5	1,110 (-12%)	5mo	$191,000	$172	65
434 Ann St	0.41mi	3/2.0	1,356 (+8%)	2mo	$175,000	$129	62
312 Lee St	0.21mi	2/1.0 (-1)	1,178 (-6%)	16mo	$134,000	$114	61
636 Walnut Ln	0.70mi	3/1.5	1,250 (-1%)	15mo	$223,000	$178	51
421 Summit St	0.48mi	2/1.0 (-1)	1,100 (-13%)	1mo	$174,900	$159	51
402 Division St	0.55mi	2/1.0 (-1)	1,356 (+8%)	10mo	$164,000	$121	48
203 Barry St	0.53mi	3/1.0	1,350 (+7%)	21mo	$140,000	$104	46
609 Thomas St	0.63mi	4/1.0 (+1)	1,300 (+3%)	24mo	$183,000	$141	41

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,491
• Equity at exit: $28,330

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $19,001
• Equity at exit: $16,428

Cash invested: $53,200 (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 49094

• Home prices YoY: -28.8%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $335

Break-even live

Break-even rent $1,485

Max offer price $190,000

Occupancy floor 77%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-31
   status $190,000 Pending 10 DOM
2. 2026-05-31
   days on market $190,000 Active 10 DOM
3. 2026-05-31
   days on market $190,000 Active 9 DOM
4. 2026-05-21
   listed $190,000 Active 739-char remark

   Show marketing remark (739 chars)

   Welcome to this thoughtfully updated 3-bedroom, 2-bathroom home located in the heart of Union City. Offering a functional layout and move-in ready appeal, this home features main-floor laundry, a convenient mudroom, and tasteful updates throughout. The cozy covered back porch provides a great space for relaxing or entertaining, while the walkable location offers easy access to local schools, parks, downtown amenities, and everyday conveniences. Nearby outdoor recreation includes fishing, kayaking, boating, and walking trails around Union Lake and Riverview Park. Whether you're a first-time buyer, looking for more space, or searching for a home with small-town charm, this property offers comfort, convenience, and a great location.

5. 2026-05-21
   listed $190,000 Active 739-char remark

   Show marketing remark (739 chars)

   Welcome to this thoughtfully updated 3-bedroom, 2-bathroom home located in the heart of Union City. Offering a functional layout and move-in ready appeal, this home features main-floor laundry, a convenient mudroom, and tasteful updates throughout. The cozy covered back porch provides a great space for relaxing or entertaining, while the walkable location offers easy access to local schools, parks, downtown amenities, and everyday conveniences. Nearby outdoor recreation includes fishing, kayaking, boating, and walking trails around Union Lake and Riverview Park. Whether you're a first-time buyer, looking for more space, or searching for a home with small-town charm, this property offers comfort, convenience, and a great location.

6. 2026-05-21
   listed $190,000 Active

   Show marketing remark (739 chars)

   Welcome to this thoughtfully updated 3-bedroom, 2-bathroom home located in the heart of Union City. Offering a functional layout and move-in ready appeal, this home features main-floor laundry, a convenient mudroom, and tasteful updates throughout. The cozy covered back porch provides a great space for relaxing or entertaining, while the walkable location offers easy access to local schools, parks, downtown amenities, and everyday conveniences. Nearby outdoor recreation includes fishing, kayaking, boating, and walking trails around Union Lake and Riverview Park. Whether you're a first-time buyer, looking for more space, or searching for a home with small-town charm, this property offers comfort, convenience, and a great location.

7. 2020-08-25
   soldstatus $91,000
8. 2020-08-17
   soldstatus $91,000
9. 2020-08-17
   soldstatus $91,000 Sold
10. 2020-08-17
    soldstatus $91,000
11. 2020-07-06
    status Pending
12. 2020-06-29
    listed $87,500
13. 2020-06-29
    listed $87,500 Active
14. 2020-06-29
    listed $87,500
15. 2019-10-13
    historical
16. 2019-10-12
    historical
17. 2019-10-12
    historical
18. 2019-09-19
    price $89,000
19. 2019-06-18
    status Active
20. 2019-06-03
    status Pending
21. 2019-05-06
    status Active
22. 2019-04-19
    status Pending
23. 2019-04-12
    listed $89,000
24. 2019-04-12
    listed $93,000 Active
25. 2019-04-12
    listed $89,000
26. 2017-12-27
    soldstatus $82,900
27. 2017-11-28
    soldstatus $82,900
28. 2017-11-28
    soldstatus $82,900 Sold
29. 2017-10-26
    status Pending
30. 2017-10-23
    listed $82,900 Active
31. 2017-10-23
    listed $82,900
32. 2014-11-07
    soldstatus $64,900
33. 2014-11-03
    soldstatus $64,900
34. 2014-11-03
    soldstatus $64,900
35. 2014-09-25
    historical
36. 2014-09-15
    historical
37. 2014-09-05
    listed $69,900
38. 2014-09-05
    listed $69,900
39. 2009-09-25
    soldstatus $37,500
40. 2009-09-25
    soldstatus $37,500
41. 2009-06-18
    listed $44,900
42. 2009-06-18
    listed $44,900
43. 2007-02-27
    listed $88,000
44. 2007-02-27
    listed $88,000
45. 2003-12-31
    soldstatus $21,000
46. 2003-12-31
    soldstatus $21,000
47. 2003-12-31
    soldstatus $21,600
48. 2003-09-03
    listed $32,500
49. 2003-09-03
    listed $32,500
50. 2002-07-01
    listed $32,500

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: +$875/yr (+$73/mo · 74.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 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: $22,918
• − Mortgage interest: −$10,643
• − Property taxes: −$1,175
• − Insurance: −$950
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$5,527
• Taxable income: $956
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,794/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: Union City Community Schools
• NCES district ID: 2634410
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $45,302
• Composite: 26.1/100
• National rank: #7288
• State rank: #354 of 540 in MI

Livability — Union City

• Score: 69/100
• State rank: #339
• US rank: #8478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, MI
• Population (ZIP): 3,755

Population outlook (Branch County) Hauer SSP2

• Today (2025): 41,079 people
• By 2030: 39,622 · -3.5%
• By 2040: 36,584 · -10.9%
• By 2050: 33,462 · -18.5%
• By 2075: 26,612 · -35.2%
• By 2100: 18,580 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Branch

• 2024 margin: Solid R (+42.4) · D 28.0% · R 70.4% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: -6.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.5 2016: R+38.1 2012: R+18.7 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.02%
• Current HPI: 165.9347
• 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

+484.6% since first listed

48 events — show timeline

• 2026-05-21 Listed $190,000 SW Michigan MLS
• 2026-05-21 Listed $190,000 REALCOMP
• 2026-05-21 Listed $190,000 MiRealSource-MiMLS
• 2020-08-25 Sold (Public Records) $91,000 Public Records
• 2020-08-17 Sold (MLS) $91,000 MiRealSource-MiMLS
• 2020-08-17 Sold (MLS) $91,000 SW Michigan MLS
• 2020-08-17 Sold (MLS) $91,000 REALCOMP
• 2020-07-06 Pending — SW Michigan MLS
• 2020-06-29 Listed $87,500 MiRealSource-MiMLS
• 2020-06-29 Listed $87,500 SW Michigan MLS
• 2020-06-29 Listed $87,500 REALCOMP
• 2019-10-13 Listing Removed — SW Michigan MLS
• 2019-10-12 Listing Removed — MiRealSource-MiMLS
• 2019-10-12 Listing Removed — REALCOMP
• 2019-09-19 Price Changed $89,000 SW Michigan MLS
• 2019-06-18 Relisted — SW Michigan MLS
• 2019-06-03 Pending — SW Michigan MLS
• 2019-05-06 Relisted — SW Michigan MLS
• 2019-04-19 Pending — SW Michigan MLS
• 2019-04-12 Listed $89,000 MiRealSource-MiMLS
• 2019-04-12 Listed $93,000 SW Michigan MLS
• 2019-04-12 Listed $89,000 REALCOMP
• 2017-12-27 Sold (Public Records) $82,900 Public Records
• 2017-11-28 Sold (MLS) $82,900 SW Michigan MLS
• 2017-11-28 Sold (MLS) $82,900 REALCOMP
• 2017-10-26 Pending — SW Michigan MLS
• 2017-10-23 Listed $82,900 SW Michigan MLS
• 2017-10-23 Listed $82,900 REALCOMP
• 2014-11-07 Sold (Public Records) $64,900 Public Records
• 2014-11-03 Sold (MLS) $64,900 REALCOMP
• 2014-11-03 Sold (MLS) $64,900 SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-05 Listed $69,900 REALCOMP
• 2014-09-05 Listed $69,900 SW Michigan MLS
• 2009-09-25 Sold (MLS) $37,500 REALCOMP
• 2009-09-25 Sold (MLS) $37,500 SW Michigan MLS
• 2009-06-18 Listed $44,900 REALCOMP
• 2009-06-18 Listed $44,900 SW Michigan MLS
• 2007-02-27 Listed $88,000 REALCOMP
• 2007-02-27 Listed $88,000 SW Michigan MLS
• 2003-12-31 Sold (Public Records) $21,600 Public Records
• 2003-12-31 Sold (MLS) $21,000 REALCOMP
• 2003-12-31 Sold (MLS) $21,000 SW Michigan MLS
• 2003-09-03 Listed $32,500 REALCOMP
• 2003-09-03 Listed $32,500 SW Michigan MLS
• 2002-07-01 Listed $32,500 REALCOMP
• 2002-07-01 Listed $32,500 SW Michigan MLS

Property tax history

+75.4%/yr

Latest (2024): $1,175 · +207.7% YoY. Source: county tax records.