343 E Dubois · Yates, MI 49642

$75,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily · 110 Days on market

Built 1958 9,557 sqft lot $74/sqft · 15% below area Est $88k · 15% under

---

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
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

Key facts

• Renovation potential
• 9,557 sq ft lot
• Built 1958

Tags

• DESIRABLE RECREATIONAL AREA
• RENOVATION POTENTIAL
• HISTORIC LAKE COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% 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.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Lake County population projected at -22% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,321
• List price: $75,000
• Delta: -15.08%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
565 E Rockford Rd	0.36mi	2/1.0 (-1)	976 (-3%)	7mo	$95,000	$97	67
6704 S Sincerity	0.40mi	3/2.0	1,092 (+8%)	6mo	$53,000	$49	58
414 E Sandusky	0.26mi	2/1.0 (-1)	900 (-11%)	19mo	$24,500	$27	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: 24.3%
• Equity multiple: 2.38×
• Total profit: $28,981
• Equity at exit: $33,723

10-year hold

• IRR: 25.1%
• Equity multiple: 4.58×
• Total profit: $75,270
• Equity at exit: $51,972

Cash invested: $21,000 (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 49642

• Active inventory: 45
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $313

Break-even live

Break-even rent $655

Max offer price $75,000

Occupancy floor 65%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $75,000 Active 110 DOM
2. 2026-06-17
   days on market $75,000 Active 109 DOM
3. 2026-06-16
   days on market $75,000 Active 108 DOM
4. 2026-06-15
   days on market $75,000 Active 107 DOM
5. 2026-06-13
   days on market $75,000 Active 105 DOM
6. 2026-06-12
   days on market $75,000 Active 104 DOM
7. 2026-06-09
   days on market $75,000 Active 101 DOM
8. 2026-06-08
   days on market $75,000 Active 100 DOM
9. 2026-06-07
   days on market $75,000 Active 99 DOM
10. 2026-06-07
    days on market $75,000 Active 98 DOM
11. 2026-06-04
    days on market $75,000 Active 95 DOM
12. 2026-06-02
    days on market $75,000 Active 94 DOM
13. 2026-06-01
    days on market $75,000 Active 93 DOM
14. 2026-05-31
    days on market $75,000 Active 92 DOM
15. 2026-05-31
    days on market $75,000 Active 91 DOM
16. 2026-04-28
    price $75,000 593-char remark

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

17. 2026-04-28
    price $75,000 593-char remark

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

18. 2026-04-28
    price $75,000

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

19. 2026-04-05
    price $83,500 593-char remark

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

20. 2026-04-05
    price $83,500 593-char remark

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

21. 2026-04-05
    price $83,500

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

22. 2026-02-28
    listed $87,000 Active 593-char remark

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

23. 2026-02-28
    listed $87,000 Active 593-char remark

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

24. 2026-02-28
    listed $87,000 Active

    Show marketing remark (593 chars)

    Prime Value-Add Opportunity in IdlewildThis property is ready for transformation. This property offers the chance to renovate and create a desirable recreational area near Idlewild Lake. Bring your vision and unlock the potential:Renovate and resellRefresh and hold as a rentalConvert into a vacation propertyWith strong demand for affordable Up-North properties, this is a strategic buy for those willing to put in the work. Surrounded by natural beauty and located in a historic lake community, the fundamentals are here -- it just needs the right investor. Sold as-is. Renovation potential.

25. 2020-07-28
    historical
26. 2020-07-28
    historical
27. 2020-07-28
    historical
28. 2019-09-20
    price $33,900
29. 2019-03-25
    listed $33,900
30. 2019-03-25
    listed $33,900
31. 2019-03-25
    listed $36,900 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: $1,115 · $93/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$20/yr (+$2/mo · 1.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,613
• − Mortgage interest: −$4,201
• − Property taxes: −$1,115
• − Insurance: −$375
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,182
• Taxable income: $2,723
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $3,102/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Yates

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

Census & demographics

• Population (ZIP): 1,062

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Black 42% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: German 2% Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+121.2% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $75,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $75,000 REALCOMP
• 2026-04-28 Price Changed $75,000 SW Michigan MLS
• 2026-04-05 Price Changed $83,500 MiRealSource-MiMLS
• 2026-04-05 Price Changed $83,500 REALCOMP
• 2026-04-05 Price Changed $83,500 SW Michigan MLS
• 2026-02-28 Listed $87,000 SW Michigan MLS
• 2026-02-28 Listed $87,000 REALCOMP
• 2026-02-28 Listed $87,000 MiRealSource-MiMLS
• 2020-07-28 Listing Removed — SW Michigan MLS
• 2020-07-28 Listing Removed — MiRealSource-MiMLS
• 2020-07-28 Listing Removed — REALCOMP
• 2019-09-20 Price Changed $33,900 SW Michigan MLS
• 2019-03-25 Listed $36,900 SW Michigan MLS
• 2019-03-25 Listed $33,900 MiRealSource-MiMLS
• 2019-03-25 Listed $33,900 REALCOMP

Property tax history

+5.8%/yr

Latest (2024): $1,115 · +4.7% YoY. Source: county tax records.