1136 Chippawa Dr · Sherwood, MI 49094

$145,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 3 Days on market

Built 2000 0.58 ac lot Est $139k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +5.6/15.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Union City, Michigan! This well-maintained home offers numerous updates, including a recentley updated kitchen, and features a spacious master math. With 2 bedrooms and 2 full bathrooms, this home provides comfortable living space throughout. Situated on just over a half-acre lot, you"ll have plenty of of room to enjoy the outdoors, along with a large 36 x 20 detached garage that is perfect for vehicles, storage, or hobbies. Conveniently located near lake access, you"ll enjoy easy access to fishing, swimming, and other recreational activities.

Key facts

• Updated kitchen
• Lake access
• Detached garage

Tags

• UPDATED KITCHEN
• DETACHED GARAGE
• LAKE ACCESS

Property features AI

Finance

• Other: Subdivision: Cherokee Lake Estates; Cross streets: Dunks Rd and Chippawa Dr
• HOA & community: Homeowners association present

Exterior

• Parking: Detached off-street 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; 960 square feet above-grade finished area
• Exterior features: Lot approximately 0.58 acres; Lot dimensions about 210 x 120; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 54/100 on livability (#672 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 35 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 $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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 $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.25% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $139,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1168 Chippawa Dr	0.05mi	2/1.0	1,000 (+4%)	19mo	$145,000	$145	71
170 Tuttle Park Dr	0.65mi	2/1.0	850 (-12%)	10mo	$80,000	$94	38
236 Tuttle Park Dr	0.71mi	2/1.0	840 (-12%)	10mo	$124,200	$148	34

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $13,431
• Equity at exit: $21,620

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $59,071
• 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 49094

• Home prices YoY: -28.8%
• Active inventory: 35
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $581

Break-even live

Break-even rent $1,083

Max offer price $145,000

Occupancy floor 63%

Sensitivity live

Price	-10% $663	-5% $622	+0% $581	+5% $540	+10% $499
Rent	-10% $437	-5% $509	+0% $581	+5% $653	+10% $724
Rate	-1.0pp $654	-0.5pp $618	base $581	+0.5pp $543	+1.0pp $505

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 3 events

1. 2026-06-21
   days on market $145,000 Active 3 DOM
2. 2026-06-18
   remarks 560-char remark
3. 2026-06-18
   listed $145,000 Active 1 DOM

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $1,326 · $111/mo
• Expected delta: +$907/yr (+$76/mo · 216.1%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,821
• − Mortgage interest: −$8,122
• − Property taxes: −$420
• − Insurance: −$725
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,218
• Taxable income: $4,845
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $5,806/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 — Sherwood

• Score: 54/100
• State rank: #672
• US rank: #23837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,044
• 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

+530.4% since first listed

16 events — show timeline

• 2026-06-17 Listed $145,000 REALCOMP
• 2026-06-17 Listed $145,000 MiRealSource-MiMLS
• 2020-12-28 Sold (Public Records) $65,000 Public Records
• 2020-11-18 Sold (MLS) $65,000 SW Michigan MLS
• 2020-11-18 Sold (MLS) $65,000 REALCOMP
• 2020-05-01 Pending — SW Michigan MLS
• 2020-01-12 Listed $75,000 MiRealSource-MiMLS
• 2020-01-12 Listed $75,000 SW Michigan MLS
• 2020-01-12 Listed $75,000 REALCOMP
• 1996-07-29 Sold (MLS) $22,500 REALCOMP
• 1996-07-29 Sold (MLS) $22,500 MiRealSource-MiMLS
• 1996-07-29 Sold (MLS) $22,500 SW Michigan MLS
• 1996-06-29 Listing Removed — MiRealSource-MiMLS
• 1996-04-10 Listed $23,000 REALCOMP
• 1996-04-10 Listed $23,000 MiRealSource-MiMLS
• 1996-04-10 Listed $23,000 SW Michigan MLS