914 W Collins St · Midland, MI 48640

$138,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 3 Days on market

Built 1900 5,227 sqft lot

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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 +14.2/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming on Collins Welcome home to this beautifully maintained 2 bed, 1 bath ranch nestled in the heart of Midland, just minutes from the Community Center, Center for the Arts, Downtown Dining, Shopping, and Entertainment. Offering 637 square feet of thoughtfully cared for living space, this home is the perfect opportunity for first time buyers, down sizers, or anyone seeking low maintenance living. Enjoy peace of mind with major updates already completed, including a new roof in 2024 and a central heating system installed in 2018. Inside, luxury vinyl plank flooring flows throughout the home, creating a clean, modern feel, while the cozy living room provides the perfect space to relax and unwind. Step outside to discover a beautifully landscaped yard bursting with curb appeal. The private backyard is ideal for entertaining or enjoying quiet Michigan summer evenings around the fire pit. A detached one car garage adds convenience and additional storage. Whether you're looking for your first home or a place to simplify your lifestyle, this move in ready gem offers comfort, charm, and an unbeatable Midland location. Call today to schedule your private showing.

Key facts

• Private backyard
• Landscaped yard
• New roof

Tags

• NEW ROOF
• CENTRAL HEATING SYSTEM
• LUXURY VINYL PLANK FLOORING
• LANDSCAPED YARD
• PRIVATE BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with garage door opener (1.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; New construction
• Construction: Vinyl siding; Crawl space foundation; Built as new construction
• Exterior features: Porch; Fenced yard

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Gas water heater; Microwave; Oven; Range; Refrigerator
• Laundry & utility: Washer; Dryer

🏗️ New construction. The $138,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $135,408.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $23 ($280/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (17.5% below list).
• Recommended offer: $114k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% in Midland — 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 85/100 on livability (#28 in MI, #578 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Midland Public Schools (urban): math 49% / reading 64% proficiency, ranked #62 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 320 units permitted in Midland County in 2024 (204 in 5+ unit buildings).
• This rent is only 17% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $936 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Midland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $68k; list at $138k implies a 104% 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 $113,803 (17.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 0.84% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $135,408
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1603 W Union St	0.50mi	2/1.0	682 (+9%)	3mo	$148,000	$217	59
105 W Baker St	0.19mi	2/1.0	714 (+14%)	21mo	$145,000	$203	49

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-20,473
• Equity at exit: $20,190

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-15,991
• Equity at exit: $11,708

Cash invested: $37,914 (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 48640

• Home prices YoY: -21.7%
• Active inventory: 110
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$710
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $23

Break-even live

Break-even rent $1,108

Max offer price $135,408

Occupancy floor 93%

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: $33,852
• Closing costs: $4,062
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 McDonald St Unit 5 Midland, MI	1.0	1.0	650	$950	$1.46	44d	1	0.64mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $138,000 Pending 3 DOM
2. 2026-06-03
   remarks 699-char remark
3. 2026-06-03
   listed $138,000 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: $1,310 · $109/mo
• Projected year-2 tax: $1,718 · $143/mo
• Expected delta: +$408/yr (+$34/mo · 31.1%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,656
• − Mortgage interest: −$7,585
• − Property taxes: −$1,310
• − Insurance: −$677
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,939
• Taxable loss: −$2,040
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $770/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: Midland Public Schools
• NCES district ID: 2623820
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $55,844
• Composite: 48.67/100
• National rank: #2105
• State rank: #62 of 540 in MI

Livability — Midland

• Score: 85/100
• State rank: #28
• US rank: #578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midland, MI
• County: Midland County · 66,531 people
• City population: 66,531
• Metro: Midland, MI
• Population (ZIP): 32,492
• Household income: $80,574
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 939.0

Population outlook (Midland County) Hauer SSP2

• Today (2025): 83,968 people
• By 2030: 83,368 · -0.7%
• By 2040: 80,713 · -3.9%
• By 2050: 76,698 · -8.7%
• By 2075: 67,617 · -19.5%
• By 2100: 57,529 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 1% Black 1%
• Common ancestry: Romanian 7% Lithuanian 4% Italian 3%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Midland

• 2024 margin: R (+15.2) · D 41.6% · R 56.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -3.6pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+14.6 2016: R+19.4 2012: R+15.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.88%
• Current HPI: 230.5702
• Rent YoY: —
• Metro: Midland, MI
• 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

+220.9% since first listed

6 events — show timeline

• 2026-06-02 Listed $138,000 REALCOMP
• 2026-06-02 Listed $138,000 MiRealSource-MiMLS
• 2021-01-22 Sold (Public Records) $67,500 Public Records
• 2021-01-19 Sold (MLS) $67,500 MiRealSource-MiMLS
• 2020-12-07 Listed $69,900 MiRealSource-MiMLS
• 2008-07-29 Sold (Public Records) $43,000 Public Records

Property tax history

+6.5%/yr

Latest (2024): $1,310 · +4.9% YoY. Source: county tax records.