3309 Rabidue Rd · Clyde, MI 48049

$129,999

3 bd · 1.0 ba · 1,164 sqft · SingleFamily · 148 Days on market

Built 1937 1.00 ac lot $112/sqft · 37% below area Est $207k · 37% under ↓ 32% since listing

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clyde Twp – 3BR/1BA home on a private, wooded lot. Property is fully livable but does need repairs and updates. NEW well and pump installed. Large yard with fire pit and plenty of outdoor space. Oversized 3-car pole barn ideal for storage or projects. Sale includes air compressor, bench grinder, drill press, and zero-turn mower. Home will only qualify for conventional or cash financing. Buyer to assume all repairs/improvements.

Key facts

• New well and pump
• Private wooded lot
• Fire pit

Tags

• PRIVATE WOODED LOT
• FIRE PIT
• NEW WELL AND PUMP
• DETACHED OVERSIZED POLE BARN
• IMPROVED FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $113k (12.8% below list).
• Recommended offer: $113k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,336 (12.8% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $206,819
• List price: $129,999
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6987 Lapeer Rd	0.66mi	3/2.0	1,232 (+6%)	4mo	$289,900	$235	52

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-14,225
• Equity at exit: $19,383

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-3,721
• Equity at exit: $11,240

Cash invested: $36,400 (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 48049

• Home prices YoY: -22.2%
• Active inventory: 41
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $108

Break-even live

Break-even rent $996

Max offer price $129,999

Occupancy floor 85%

Sensitivity live

Price	-10% $182	-5% $145	+0% $108	+5% $71	+10% $35
Rent	-10% $19	-5% $63	+0% $108	+5% $153	+10% $198
Rate	-1.0pp $174	-0.5pp $141	base $108	+0.5pp $75	+1.0pp $40

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $129,999 Active 148 DOM
2. 2026-06-17
   remarks 440-char remark
3. 2026-06-17
   days on market $129,999 Active 147 DOM
4. 2026-06-16
   days on market $129,999 Active 146 DOM
5. 2026-06-15
   days on market $129,999 Active 145 DOM
6. 2026-06-13
   days on market $129,999 Active 143 DOM
7. 2026-06-13
   days on market $129,999 Active 142 DOM
8. 2026-06-09
   days on market $129,999 Active 139 DOM
9. 2026-06-08
   days on market $129,999 Active 138 DOM
10. 2026-06-07
    days on market $129,999 Active 137 DOM
11. 2026-06-04
    days on market $129,999 Active 134 DOM
12. 2026-06-03
    days on market $129,999 Active 133 DOM
13. 2026-06-02
    days on market $129,999 Active 132 DOM
14. 2026-06-01
    days on market $129,999 Active 131 DOM
15. 2026-05-31
    days on market $129,999 Active 130 DOM
16. 2026-05-14
    price $129,999 450-char remark

    Show marketing remark (437 chars)

    Clyde Twp – 3BR/1BA home on a private, wooded lot. Property is fully livable but does need repairs and updates. NEW well and pump installed. Large yard with fire pit and plenty of outdoor space. Oversized 3-car pole barn ideal for storage or projects. Sale includes air compressor, bench grinder, drill press, and zero-turn mower. Home will only qualify for conventional or cash financing. Buyer to assume all repairs/improvements.

17. 2026-05-14
    price $129,999 437-char remark

    Show marketing remark (437 chars)

    Clyde Twp – 3BR/1BA home on a private, wooded lot. Property is fully livable but does need repairs and updates. NEW well and pump installed. Large yard with fire pit and plenty of outdoor space. Oversized 3-car pole barn ideal for storage or projects. Sale includes air compressor, bench grinder, drill press, and zero-turn mower. Home will only qualify for conventional or cash financing. Buyer to assume all repairs/improvements.

18. 2026-01-21
    listed $149,999 Active 450-char remark

    Show marketing remark (437 chars)

    Clyde Twp – 3BR/1BA home on a private, wooded lot. Property is fully livable but does need repairs and updates. NEW well and pump installed. Large yard with fire pit and plenty of outdoor space. Oversized 3-car pole barn ideal for storage or projects. Sale includes air compressor, bench grinder, drill press, and zero-turn mower. Home will only qualify for conventional or cash financing. Buyer to assume all repairs/improvements.

19. 2026-01-21
    listed $149,999 Active 437-char remark

    Show marketing remark (437 chars)

    Clyde Twp – 3BR/1BA home on a private, wooded lot. Property is fully livable but does need repairs and updates. NEW well and pump installed. Large yard with fire pit and plenty of outdoor space. Oversized 3-car pole barn ideal for storage or projects. Sale includes air compressor, bench grinder, drill press, and zero-turn mower. Home will only qualify for conventional or cash financing. Buyer to assume all repairs/improvements.

20. 2025-12-06
    status Pending
21. 2025-12-06
    status Pending
22. 2025-12-05
    historical
23. 2025-12-05
    historical
24. 2025-09-05
    price $162,500
25. 2025-09-04
    price $162,500
26. 2025-07-29
    listed $174,999 Active
27. 2025-07-29
    listed $174,999 Active
28. 2025-07-27
    historical
29. 2025-07-27
    historical
30. 2025-06-18
    price $179,000
31. 2025-06-17
    price $179,000
32. 2025-05-22
    price $185,000
33. 2025-05-22
    price $185,000
34. 2025-04-21
    listed $190,000 Active
35. 2025-04-21
    listed $190,000 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: $615 · $51/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$693/yr (+$58/mo · 112.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,600
• − Mortgage interest: −$7,282
• − Property taxes: −$615
• − Insurance: −$650
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,782
• Taxable loss: −$904
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,516/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: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 of 540 in MI

Livability — Clyde

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

Census & demographics

• Population (ZIP): 5,485

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Lithuanian 6% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Arabic 1% Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.37%
• Current HPI: 201.1257
• 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

-31.6% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $129,999 MiRealSource-MiMLS
• 2026-05-14 Price Changed $129,999 REALCOMP
• 2026-01-21 Listed $149,999 REALCOMP
• 2026-01-21 Listed $149,999 MiRealSource-MiMLS
• 2025-12-06 Pending — MiRealSource-MiMLS
• 2025-12-06 Pending — REALCOMP
• 2025-12-05 Listing Removed — REALCOMP
• 2025-12-05 Listing Removed — MiRealSource-MiMLS
• 2025-09-05 Price Changed $162,500 MiRealSource-MiMLS
• 2025-09-04 Price Changed $162,500 REALCOMP
• 2025-07-29 Listed $174,999 REALCOMP
• 2025-07-29 Listed $174,999 MiRealSource-MiMLS
• 2025-07-27 Listing Removed — MiRealSource-MiMLS
• 2025-07-27 Listing Removed — REALCOMP
• 2025-06-18 Price Changed $179,000 MiRealSource-MiMLS
• 2025-06-17 Price Changed $179,000 REALCOMP
• 2025-05-22 Price Changed $185,000 MiRealSource-MiMLS
• 2025-05-22 Price Changed $185,000 REALCOMP
• 2025-04-21 Listed $190,000 REALCOMP
• 2025-04-21 Listed $190,000 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $615 · -29.9% YoY. Source: county tax records.