4856 Deleon Dr · Raisin, MI 49286

$79,900

3 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 28 Days on market

Built 1966 0.89 ac lot

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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
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY! Property being sold AS IS WHERE IS. Property is a real fixer upper but has great potential. Possible 3 bedroom, one bath, main floor laundry, partial basment, one car attached garage. Large lot with a beautiful back yard.

Key facts

• Beautiful back yard
• Main floor laundry
• Large lot

Tags

• MAIN FLOOR LAUNDRY
• LARGE LOT
• BEAUTIFUL BACK YARD

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Lot dimensions: 80 x 485 x 80 x 485; Approximately 0.89-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Heating available; No central cooling
• Interior features: Partial basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tecumseh Public Schools (town): math 34% / reading 48% proficiency, ranked #181 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 95 active listings in the ZIP; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lenawee 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $80k implies a 965% gain — meaningful room to come down on a strong offer.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 2.14×
• Total profit: $25,440
• Equity at exit: $11,913

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $71,628
• Equity at exit: $6,908

Cash invested: $22,372 (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 49286

• Home prices YoY: -32.9%
• Active inventory: 95
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $602

Break-even live

Break-even rent $688

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $648	-5% $625	+0% $602	+5% $580	+10% $557
Rent	-10% $488	-5% $545	+0% $602	+5% $660	+10% $717
Rate	-1.0pp $643	-0.5pp $623	base $602	+0.5pp $582	+1.0pp $561

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 28 DOM
2. 2026-06-17
   days on market $79,900 Active 27 DOM
3. 2026-06-16
   days on market $79,900 Active 26 DOM
4. 2026-06-15
   days on market $79,900 Active 25 DOM
5. 2026-06-14
   days on market $79,900 Active 23 DOM
6. 2026-06-13
   days on market $79,900 Active 22 DOM
7. 2026-06-10
   days on market $79,900 Active 20 DOM
8. 2026-06-09
   days on market $79,900 Active 19 DOM
9. 2026-06-08
   days on market $79,900 Active 18 DOM
10. 2026-06-07
    days on market $79,900 Active 17 DOM
11. 2026-06-05
    days on market $79,900 Active 14 DOM
12. 2026-06-03
    pricedays on market $79,900 Active 13 DOM
13. 2026-06-02
    days on market $89,900 Active 12 DOM
14. 2026-06-01
    days on market $89,900 Active 11 DOM
15. 2026-05-31
    days on market $89,900 Active 10 DOM
16. 2026-05-30
    days on market $89,900 Active 9 DOM
17. 2026-05-21
    listed $89,900 Active 232-char remark

    Show marketing remark (232 chars)

    CASH ONLY! Property being sold AS IS WHERE IS. Property is a real fixer upper but has great potential. Possible 3 bedroom, one bath, main floor laundry, partial basment, one car attached garage. Large lot with a beautiful back yard.

18. 2026-05-21
    listed $89,900 Active

    Show marketing remark (232 chars)

    CASH ONLY! Property being sold AS IS WHERE IS. Property is a real fixer upper but has great potential. Possible 3 bedroom, one bath, main floor laundry, partial basment, one car attached garage. Large lot with a beautiful back yard.

19. 2017-02-24
    soldstatus $7,500 116-char remark

    Show marketing remark (116 chars)

    Take a look at this 2 bedroom home with 1 car attached garage on a large lot. A ton of potential! Tecumseh schools.

20. 2017-02-24
    soldstatus $7,500 Closed

    Show marketing remark (116 chars)

    Take a look at this 2 bedroom home with 1 car attached garage on a large lot. A ton of potential! Tecumseh schools.

21. 2017-02-03
    status Pending
22. 2016-09-27
    listed $29,900 Active

    Show marketing remark (116 chars)

    Take a look at this 2 bedroom home with 1 car attached garage on a large lot. A ton of potential! Tecumseh schools.

23. 2016-09-27
    listed $29,900 116-char remark

    Show marketing remark (116 chars)

    Take a look at this 2 bedroom home with 1 car attached garage on a large lot. A ton of potential! Tecumseh schools.

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$67/yr (+$6/mo · 6.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $17,409
• − Mortgage interest: −$4,476
• − Property taxes: −$1,096
• − Insurance: −$400
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$2,324
• Taxable income: $6,328
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $5,711/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: Tecumseh Public Schools
• NCES district ID: 2633720
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $58,026
• Composite: 36.04/100
• National rank: #4775
• State rank: #181 of 540 in MI

Livability — Raisin

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

Census & demographics

• Population (ZIP): 14,331

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -114.90%
• Current HPI: 234.4935
• 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

+200.7% since first listed

7 events — show timeline

• 2026-05-21 Listed $89,900 REALCOMP
• 2026-05-21 Listed $89,900 MiRealSource-MiMLS
• 2017-02-24 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2017-02-24 Sold (MLS) $7,500 REALCOMP
• 2017-02-03 Pending — MiRealSource-MiMLS
• 2016-09-27 Listed $29,900 MiRealSource-MiMLS
• 2016-09-27 Listed $29,900 REALCOMP

Property tax history

+0.9%/yr

Latest (2025): $1,096 · -14.8% YoY. Source: county tax records.