3641 State St · Dover, MI 49235

$164,900

4 bd · 1.5 ba · 1,680 sqft · SingleFamily · 29 Days on market

Built 1900 0.62 ac lot Est $128k · 29% over ↓ 2% since listing

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 2-story home in Clayton offering 4 bedrooms, 1.5 bathrooms, and approximately 1,600 square feet of living space with character throughout. From the moment you walk in, you’ll appreciate the original wood trim, hardwood flooring, tall ceilings, spacious rooms, and timeless details that make this home feel warm and inviting. The main level features a comfortable living room, dedicated dining area with beautiful built-ins, convenient half bath, and a large kitchen offering abundant cabinet and counter space. Upstairs you’ll find four bedrooms, a full bath, and flexible space to fit your needs. Outside, enjoy the deck overlooking the backyard, detached garage for additional storage or parking, and open surroundings while still being conveniently located. If you’ve been looking for space, charm, and the opportunity to make a home your own, this Clayton property deserves a look. Sale is contingent upon completion and approval of a parcel split. Property taxes, tax ID information, legal description, and assessed values are subject to change and will be determined following completion of the parcel split. All dimensions, measurements, and information are approximate and should be independently verified.

Key facts

• Original wood trim
• Hardwood flooring
• Beautiful built-ins

Tags

• ORIGINAL WOOD TRIM
• HARDWOOD FLOORING
• TALL CEILINGS
• SPACIOUS ROOMS
• DEDICATED DINING AREA
• BEAUTIFUL BUILT-INS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well water; Shared septic system
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding; Above-grade finished area approximately 1,680; Crawl space foundation
• Exterior features: Paved road access; Lot approximately 0.62 acres

Interior

• Kitchen: Oven, Refrigerator, Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Oven, Refrigerator, Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (21.6% below list).
• Recommended offer: $129k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Hudson Area Schools (rural): math 18% / reading 33% proficiency, ranked #416 of 540 in MI (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Lenawee County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $129,251 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3444 State St	0.18mi	4/1.0	1,803 (+7%)	11mo	$175,000	$97	69
3601 Seneca St	0.11mi	5/1.5 (+1)	1,928 (+15%)	5mo	$50,000	$26	61
3150 State St	0.45mi	4/1.0	1,837 (+9%)	5mo	$140,000	$76	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $82,281
• Equity at exit: $148,555

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $248,278
• Equity at exit: $320,364

Cash invested: $46,172 (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 49235

• Home prices YoY: 8.0%
• Active inventory: 5
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-119

Break-even live

Break-even rent $1,443

Max offer price $147,752

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   status $164,900 Active 29 DOM
2. 2026-06-18
   days on market $164,900 Active Under Contract 29 DOM
3. 2026-06-17
   days on market $164,900 Active Under Contract 28 DOM
4. 2026-06-16
   days on market $164,900 Active Under Contract 27 DOM
5. 2026-06-15
   days on market $164,900 Active Under Contract 26 DOM
6. 2026-06-13
   days on market $164,900 Active Under Contract 24 DOM
7. 2026-06-12
   days on market $164,900 Active Under Contract 23 DOM
8. 2026-06-09
   days on market $164,900 Active Under Contract 20 DOM
9. 2026-06-08
   days on market $164,900 Active Under Contract 19 DOM
10. 2026-06-07
    days on market $164,900 Active Under Contract 18 DOM
11. 2026-06-07
    days on market $164,900 Active Under Contract 17 DOM
12. 2026-06-04
    days on market $164,900 Active Under Contract 14 DOM
13. 2026-06-02
    days on market $164,900 Active Under Contract 13 DOM
14. 2026-06-01
    days on market $164,900 Active Under Contract 12 DOM
15. 2026-05-31
    days on market $164,900 Active Under Contract 11 DOM
16. 2026-05-31
    days on market $164,900 Active Under Contract 10 DOM
17. 2026-05-20
    listed $164,900 Active

    Show marketing remark (1242 chars)

    Charming 2-story home in Clayton offering 4 bedrooms, 1.5 bathrooms, and approximately 1,600 square feet of living space with character throughout. From the moment you walk in, you’ll appreciate the original wood trim, hardwood flooring, tall ceilings, spacious rooms, and timeless details that make this home feel warm and inviting. The main level features a comfortable living room, dedicated dining area with beautiful built-ins, convenient half bath, and a large kitchen offering abundant cabinet and counter space. Upstairs you’ll find four bedrooms, a full bath, and flexible space to fit your needs. Outside, enjoy the deck overlooking the backyard, detached garage for additional storage or parking, and open surroundings while still being conveniently located. If you’ve been looking for space, charm, and the opportunity to make a home your own, this Clayton property deserves a look. Sale is contingent upon completion and approval of a parcel split. Property taxes, tax ID information, legal description, and assessed values are subject to change and will be determined following completion of the parcel split. All dimensions, measurements, and information are approximate and should be independently verified.

18. 2026-05-20
    listed $164,900 Active 1242-char remark

    Show marketing remark (1242 chars)

    Charming 2-story home in Clayton offering 4 bedrooms, 1.5 bathrooms, and approximately 1,600 square feet of living space with character throughout. From the moment you walk in, you’ll appreciate the original wood trim, hardwood flooring, tall ceilings, spacious rooms, and timeless details that make this home feel warm and inviting. The main level features a comfortable living room, dedicated dining area with beautiful built-ins, convenient half bath, and a large kitchen offering abundant cabinet and counter space. Upstairs you’ll find four bedrooms, a full bath, and flexible space to fit your needs. Outside, enjoy the deck overlooking the backyard, detached garage for additional storage or parking, and open surroundings while still being conveniently located. If you’ve been looking for space, charm, and the opportunity to make a home your own, this Clayton property deserves a look. Sale is contingent upon completion and approval of a parcel split. Property taxes, tax ID information, legal description, and assessed values are subject to change and will be determined following completion of the parcel split. All dimensions, measurements, and information are approximate and should be independently verified.

19. 2023-06-21
    soldstatus $179,900 Closed 691-char remark

    Show marketing remark (691 chars)

    OPPORTUNITY ABOUNDS WITH THIS BEAUTIFUL CLAYTON BIBLE CHURCH & PARSONAGE, THAT INCLUDES AN EXTRA PARCEL AT 3000 DENTON. DV5-450-0200-00 INCLUDES LOTS 19 & 20. DV5-450-0140-00 LOT 14. THE PARSONAGE HAS 9' CEILINGS, 4 BEDROOMS, 1.5 BATHS, OPEN FLOOR PLAN, LEADED GLASS, HARDWOOD FLOORS, BEAUTIFUL WOODWORK THROUGHOUT, WITH OVER 1800 SQ FT OF LIVING SPACE. THE CHURCH HAS 4600 SQ FEET FEATURING, BEAUTIFUL STAINGLASS, NEWER ROOF, CARPET, PAINT, KITCHEN, CLASSROOMS, BALCONY, NURSERY, OFFICE, MULTI-PURPOSE ROOM. THE POSSIBILITIES ARE ENDLESS. THIS IS A RARE OPPORTUNITY TO ENJOY THE BEAUTY & ELEGANCE OF SUCH A NICE PROPERTY. * * * * No commission on seller concessions.

20. 2023-04-27
    historical 691-char remark

    Show marketing remark (691 chars)

    OPPORTUNITY ABOUNDS WITH THIS BEAUTIFUL CLAYTON BIBLE CHURCH & PARSONAGE, THAT INCLUDES AN EXTRA PARCEL AT 3000 DENTON. DV5-450-0200-00 INCLUDES LOTS 19 & 20. DV5-450-0140-00 LOT 14. THE PARSONAGE HAS 9' CEILINGS, 4 BEDROOMS, 1.5 BATHS, OPEN FLOOR PLAN, LEADED GLASS, HARDWOOD FLOORS, BEAUTIFUL WOODWORK THROUGHOUT, WITH OVER 1800 SQ FT OF LIVING SPACE. THE CHURCH HAS 4600 SQ FEET FEATURING, BEAUTIFUL STAINGLASS, NEWER ROOF, CARPET, PAINT, KITCHEN, CLASSROOMS, BALCONY, NURSERY, OFFICE, MULTI-PURPOSE ROOM. THE POSSIBILITIES ARE ENDLESS. THIS IS A RARE OPPORTUNITY TO ENJOY THE BEAUTY & ELEGANCE OF SUCH A NICE PROPERTY. * * * * No commission on seller concessions.

21. 2023-04-27
    historical Keep Showing-Contgcy Appl 691-char remark

    Show marketing remark (691 chars)

    OPPORTUNITY ABOUNDS WITH THIS BEAUTIFUL CLAYTON BIBLE CHURCH & PARSONAGE, THAT INCLUDES AN EXTRA PARCEL AT 3000 DENTON. DV5-450-0200-00 INCLUDES LOTS 19 & 20. DV5-450-0140-00 LOT 14. THE PARSONAGE HAS 9' CEILINGS, 4 BEDROOMS, 1.5 BATHS, OPEN FLOOR PLAN, LEADED GLASS, HARDWOOD FLOORS, BEAUTIFUL WOODWORK THROUGHOUT, WITH OVER 1800 SQ FT OF LIVING SPACE. THE CHURCH HAS 4600 SQ FEET FEATURING, BEAUTIFUL STAINGLASS, NEWER ROOF, CARPET, PAINT, KITCHEN, CLASSROOMS, BALCONY, NURSERY, OFFICE, MULTI-PURPOSE ROOM. THE POSSIBILITIES ARE ENDLESS. THIS IS A RARE OPPORTUNITY TO ENJOY THE BEAUTY & ELEGANCE OF SUCH A NICE PROPERTY. * * * * No commission on seller concessions.

22. 2023-04-02
    historical 691-char remark

    Show marketing remark (691 chars)

    OPPORTUNITY ABOUNDS WITH THIS BEAUTIFUL CLAYTON BIBLE CHURCH & PARSONAGE, THAT INCLUDES AN EXTRA PARCEL AT 3000 DENTON. DV5-450-0200-00 INCLUDES LOTS 19 & 20. DV5-450-0140-00 LOT 14. THE PARSONAGE HAS 9' CEILINGS, 4 BEDROOMS, 1.5 BATHS, OPEN FLOOR PLAN, LEADED GLASS, HARDWOOD FLOORS, BEAUTIFUL WOODWORK THROUGHOUT, WITH OVER 1800 SQ FT OF LIVING SPACE. THE CHURCH HAS 4600 SQ FEET FEATURING, BEAUTIFUL STAINGLASS, NEWER ROOF, CARPET, PAINT, KITCHEN, CLASSROOMS, BALCONY, NURSERY, OFFICE, MULTI-PURPOSE ROOM. THE POSSIBILITIES ARE ENDLESS. THIS IS A RARE OPPORTUNITY TO ENJOY THE BEAUTY & ELEGANCE OF SUCH A NICE PROPERTY. * * * * No commission on seller concessions.

23. 2023-04-01
    listed $169,000 Active 691-char remark

    Show marketing remark (691 chars)

    OPPORTUNITY ABOUNDS WITH THIS BEAUTIFUL CLAYTON BIBLE CHURCH & PARSONAGE, THAT INCLUDES AN EXTRA PARCEL AT 3000 DENTON. DV5-450-0200-00 INCLUDES LOTS 19 & 20. DV5-450-0140-00 LOT 14. THE PARSONAGE HAS 9' CEILINGS, 4 BEDROOMS, 1.5 BATHS, OPEN FLOOR PLAN, LEADED GLASS, HARDWOOD FLOORS, BEAUTIFUL WOODWORK THROUGHOUT, WITH OVER 1800 SQ FT OF LIVING SPACE. THE CHURCH HAS 4600 SQ FEET FEATURING, BEAUTIFUL STAINGLASS, NEWER ROOF, CARPET, PAINT, KITCHEN, CLASSROOMS, BALCONY, NURSERY, OFFICE, MULTI-PURPOSE ROOM. THE POSSIBILITIES ARE ENDLESS. THIS IS A RARE OPPORTUNITY TO ENJOY THE BEAUTY & ELEGANCE OF SUCH A NICE PROPERTY. * * * * No commission on seller concessions.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $15,510
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,797
• Taxable loss: −$4,304
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $-389/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: Hudson Area Schools
• NCES district ID: 2618810
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $44,996
• Composite: 21.93/100
• National rank: #8227
• State rank: #416 of 540 in MI

Livability — Dover

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Clayton, MI
• Population (ZIP): 2,036

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 13% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 4% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.04%
• Current HPI: 379.4635
• 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

-2.4% since first listed

7 events — show timeline

• 2026-05-20 Listed $164,900 MiRealSource-MiMLS
• 2026-05-20 Listed $164,900 REALCOMP
• 2023-06-21 Sold (MLS) $179,900 MiRealSource-MiMLS
• 2023-04-27 Listing Removed — MiRealSource-MiMLS
• 2023-04-27 Contingent — MiRealSource-MiMLS
• 2023-04-02 Listing Removed — MiRealSource-MiMLS
• 2023-04-01 Listed $169,000 MiRealSource-MiMLS