417 N Mill St · Clio, MI 48420

$65,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily · 24 Days on market

Built 1900 5,663 sqft lot ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, flippers, landlords, and buyers looking for a project! This 3-bedroom, 2-bath home is packed with opportunity and ready for someone to bring it back to life. Features include: Newer furnace. Newer water heater. Roof updated in 2010. Two kitchens. Potential duplex conversion or multi-unit setup. Spacious layout with flexible possibilities. The property does need significant clean-out and cosmetic updates, and is being sold as-is, but the upside is there for the right buyer willing to put in the work. Whether you're looking for your next flip, rental property, or sweat-equity opportunity, this one is worth a look. Located in downtown Clio near schools, parks, the amphitheater, shopping, and expressways.

Key facts

• Two kitchens
• Newer furnace
• Roof updated

Tags

• NEWER FURNACE
• NEWER WATER HEATER
• ROOF UPDATED
• TWO KITCHENS
• POTENTIAL DUPLEX CONVERSION
• MULTI-UNIT SETUP

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Underground utilities; Electric service with circuit breakers
• Home design: Single-family residence; Two stories; Ground-level entry
• Construction: Wood siding exterior; Stone foundation; Asphalt roof; Built as residential single-family home
• Exterior features: Patio; Back yard fencing; Shed(s) on the property; Paved road access

Interior

• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Partially furnished; Gas water heater; Unfinished basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.7% in Clio — 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 69/100 on livability (#332 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B+; Watch: schools D+, amenities F, commute F.
• Clio Area School District (suburban): math 27% / reading 44% proficiency, ranked #269 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.92% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $159,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Center St	0.18mi	3/2.0	1,386 (+9%)	5mo	$177,000	$128	72
300 N Mill St	0.10mi	3/2.5	1,382 (+9%)	10mo	$235,000	$170	71
242 Curry St	0.22mi	2/1.5 (-1)	1,218 (-4%)	8mo	$130,000	$107	69
140 E Johnson St	0.39mi	3/2.0	1,179 (-7%)	3mo	$63,000	$53	67
2417 Vaughn Dr	0.42mi	3/1.0	1,352 (+6%)	2mo	$176,400	$130	64
322 Smith St	0.64mi	3/1.0	1,300 (+2%)	10mo	$106,000	$82	54
533 Poplar St	0.38mi	3/1.0	1,098 (-14%)	8mo	$137,500	$125	49
121 Loomis Ave	0.54mi	2/1.0 (-1)	1,410 (+11%)	1mo	$140,000	$99	47
324 Pine St	0.46mi	3/1.0	1,440 (+13%)	10mo	$175,000	$122	44
12381 N Saginaw Rd	0.74mi	2/1.0 (-1)	1,204 (-5%)	5mo	$160,000	$133	43
11493 Dexter St	0.65mi	3/1.0	1,440 (+13%)	4mo	$102,000	$71	40
312 Hughes St	0.56mi	3/1.0	1,092 (-14%)	9mo	$195,400	$179	39

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: 20.7%
• Equity multiple: 1.84×
• Total profit: $15,360
• Equity at exit: $9,692

10-year hold

• IRR: 28.9%
• Equity multiple: 3.58×
• Total profit: $46,992
• Equity at exit: $5,620

Cash invested: $18,200 (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 48420

• Active inventory: 148
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $405

Break-even live

Break-even rent $734

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   statusdays on market $65,000 Pending 24 DOM
2. 2026-06-14
   days on market $65,000 Active 23 DOM
3. 2026-06-13
   days on market $65,000 Active 22 DOM
4. 2026-06-10
   days on market $65,000 Active 20 DOM
5. 2026-06-09
   days on market $65,000 Active 19 DOM
6. 2026-06-08
   days on market $65,000 Active 18 DOM
7. 2026-06-07
   days on market $65,000 Active 17 DOM
8. 2026-06-03
   days on market $65,000 Active 13 DOM
9. 2026-06-02
   days on market $65,000 Active 12 DOM
10. 2026-06-01
    days on market $65,000 Active 11 DOM
11. 2026-05-31
    days on market $65,000 Active 10 DOM
12. 2026-05-30
    days on market $65,000 Active 9 DOM
13. 2026-05-21
    listed $65,000 Active 733-char remark

    Show marketing remark (733 chars)

    Calling all investors, flippers, landlords, and buyers looking for a project! This 3-bedroom, 2-bath home is packed with opportunity and ready for someone to bring it back to life. Features include: Newer furnace. Newer water heater. Roof updated in 2010. Two kitchens. Potential duplex conversion or multi-unit setup. Spacious layout with flexible possibilities. The property does need significant clean-out and cosmetic updates, and is being sold as-is, but the upside is there for the right buyer willing to put in the work. Whether you're looking for your next flip, rental property, or sweat-equity opportunity, this one is worth a look. Located in downtown Clio near schools, parks, the amphitheater, shopping, and expressways.

14. 2026-05-21
    listed $65,000 Active

    Show marketing remark (733 chars)

    Calling all investors, flippers, landlords, and buyers looking for a project! This 3-bedroom, 2-bath home is packed with opportunity and ready for someone to bring it back to life. Features include: Newer furnace. Newer water heater. Roof updated in 2010. Two kitchens. Potential duplex conversion or multi-unit setup. Spacious layout with flexible possibilities. The property does need significant clean-out and cosmetic updates, and is being sold as-is, but the upside is there for the right buyer willing to put in the work. Whether you're looking for your next flip, rental property, or sweat-equity opportunity, this one is worth a look. Located in downtown Clio near schools, parks, the amphitheater, shopping, and expressways.

15. 2025-11-05
    historical
16. 2025-11-05
    historical
17. 2025-09-03
    price $65,000
18. 2025-09-03
    price $65,000
19. 2025-07-23
    listed $75,000 Active
20. 2025-07-23
    listed $75,000 Active

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 14 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: $14,954
• − Mortgage interest: −$3,641
• − Property taxes: −$2,539
• − Insurance: −$325
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,891
• Taxable income: $4,166
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $3,860/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: Clio Area School District
• NCES district ID: 2610110
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $51,368
• Composite: 30.83/100
• National rank: #6134
• State rank: #269 of 540 in MI

Livability — Clio

• Score: 69/100
• State rank: #332
• US rank: #8154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clio, MI
• Population (ZIP): 21,213

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.27%
• Current HPI: 186.7816
• 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

-13.3% since first listed

8 events — show timeline

• 2026-05-21 Listed $65,000 REALCOMP
• 2026-05-21 Listed $65,000 MiRealSource-MiMLS
• 2025-11-05 Listing Removed — MiRealSource-MiMLS
• 2025-11-05 Listing Removed — REALCOMP
• 2025-09-03 Price Changed $65,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $65,000 REALCOMP
• 2025-07-23 Listed $75,000 MiRealSource-MiMLS
• 2025-07-23 Listed $75,000 REALCOMP

Property tax history

+7.4%/yr

Latest (2025): $2,539 · +2.5% YoY. Source: county tax records.