7801 E Michigan Ave · Michigan Center, MI 49201

$85,000

2 bd · 1.0 ba · 721 sqft · SingleFamily · 42 Days on market

Built 1940 0.26 ac lot $118/sqft · 49% below area Est $167k · 49% under ↓ 29% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 24-hour notice for all showings * Charming 2-bedroom, 1-bath ranch just a 5-minute drive to Gillett's Lake, an all-sports lake perfect for boating, fishing, and water fun! This cozy home offers comfortable single-level living and great potential for a starter home, rental, or weekend getaway. Don't miss your chance to own near one of the area's most popular recreational spots!

Key facts

• Boating
• Water fun
• Gillett's lake

Tags

• GILLETT'S LAKE
• ALL-SPORTS LAKE
• BOATING
• FISHING
• WATER FUN
• SINGLE-LEVEL LIVING

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Lot dimensions approximately 75 x 113 (0.26 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.0% in Michigan Center — 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 70/100 on livability (#314 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools F, amenities F.
• Michigan Center School District (suburban): math 19% / reading 37% proficiency, ranked #387 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent is only 16% of the median local income ($74k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.17% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $166,994
• List price: $85,000
• Delta: -49.10%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Wrenwood Ave	0.50mi	2/1.0	768 (+6%)	22mo	$178,500	$232	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.37×
• Total profit: $8,831
• Equity at exit: $12,674

10-year hold

• IRR: 21.7%
• Equity multiple: 3.26×
• Total profit: $53,880
• Equity at exit: $7,349

Cash invested: $23,800 (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 49201

• Rents YoY: 10.3%
• Active inventory: 362
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $273

Break-even live

Break-even rent $650

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-19
   days on market $85,000 Active 42 DOM
2. 2026-06-18
   days on market $85,000 Active 41 DOM
3. 2026-06-17
   days on market $85,000 Active 40 DOM
4. 2026-06-16
   days on market $85,000 Active 39 DOM
5. 2026-06-15
   days on market $85,000 Active 38 DOM
6. 2026-06-14
   days on market $85,000 Active 36 DOM
7. 2026-06-13
   days on market $85,000 Active 35 DOM
8. 2026-06-10
   days on market $85,000 Active 33 DOM
9. 2026-06-09
   days on market $85,000 Active 32 DOM
10. 2026-06-08
    days on market $85,000 Active 31 DOM
11. 2026-06-07
    days on market $85,000 Active 30 DOM
12. 2026-06-02
    days on market $85,000 Active 25 DOM
13. 2026-06-01
    days on market $85,000 Active 24 DOM

    Show marketing remark (382 chars)

    * 24-hour notice for all showings * Charming 2-bedroom, 1-bath ranch just a 5-minute drive to Gillett's Lake, an all-sports lake perfect for boating, fishing, and water fun! This cozy home offers comfortable single-level living and great potential for a starter home, rental, or weekend getaway. Don't miss your chance to own near one of the area's most popular recreational spots!

14. 2026-06-01
    price $85,000 Active 23 DOM

    Show marketing remark (382 chars)

    * 24-hour notice for all showings * Charming 2-bedroom, 1-bath ranch just a 5-minute drive to Gillett's Lake, an all-sports lake perfect for boating, fishing, and water fun! This cozy home offers comfortable single-level living and great potential for a starter home, rental, or weekend getaway. Don't miss your chance to own near one of the area's most popular recreational spots!

15. 2026-05-31
    days on market $90,000 Active 23 DOM
16. 2026-05-30
    days on market $90,000 Active 22 DOM
17. 2026-05-08
    listed $90,000 Active 400-char remark

    Show marketing remark (382 chars)

    * 24-hour notice for all showings * Charming 2-bedroom, 1-bath ranch just a 5-minute drive to Gillett's Lake, an all-sports lake perfect for boating, fishing, and water fun! This cozy home offers comfortable single-level living and great potential for a starter home, rental, or weekend getaway. Don't miss your chance to own near one of the area's most popular recreational spots!

18. 2026-05-08
    listed $90,000 Active 382-char remark

    Show marketing remark (382 chars)

    * 24-hour notice for all showings * Charming 2-bedroom, 1-bath ranch just a 5-minute drive to Gillett's Lake, an all-sports lake perfect for boating, fishing, and water fun! This cozy home offers comfortable single-level living and great potential for a starter home, rental, or weekend getaway. Don't miss your chance to own near one of the area's most popular recreational spots!

19. 2026-02-15
    historical
20. 2026-02-15
    historical
21. 2025-10-22
    price $90,000
22. 2025-10-22
    price $90,000
23. 2025-09-12
    price $99,000
24. 2025-09-11
    price $99,000
25. 2025-08-14
    listed $105,000 Active
26. 2025-08-14
    listed $105,000 Active
27. 2025-01-18
    historical
28. 2025-01-17
    historical
29. 2024-11-06
    price $100,000
30. 2024-11-06
    price $100,000
31. 2024-11-06
    price $100,000
32. 2024-10-15
    price $105,000
33. 2024-10-15
    price $105,000
34. 2024-10-15
    price $105,000
35. 2024-10-04
    price $110,000
36. 2024-10-03
    price $110,000
37. 2024-10-03
    price $110,000
38. 2024-09-28
    listed $120,000 Active
39. 2024-09-28
    listed $120,000 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: $388 · $32/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: +$460/yr (+$38/mo · 118.5%)

ⓘ 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 ≥96°F today · 15 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: $11,944
• − Mortgage interest: −$4,761
• − Property taxes: −$388
• − Insurance: −$425
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,473
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,797/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: Michigan Center School District
• NCES district ID: 2623790
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $46,224
• Composite: 24.11/100
• National rank: #7753
• State rank: #387 of 540 in MI

Livability — Michigan Center

• Score: 70/100
• State rank: #314
• US rank: #7697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 85,581 people
• City population: 3,617
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• Metro: Jackson, 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

-29.2% since first listed

25 events — show timeline

• 2026-06-01 Price Changed $85,000 MiRealSource-MiMLS
• 2026-05-31 Price Changed $85,000 REALCOMP
• 2026-05-08 Listed $90,000 REALCOMP
• 2026-05-08 Listed $90,000 MiRealSource-MiMLS
• 2026-02-15 Listing Removed — REALCOMP
• 2026-02-15 Listing Removed — MiRealSource-MiMLS
• 2025-10-22 Price Changed $90,000 MiRealSource-MiMLS
• 2025-10-22 Price Changed $90,000 REALCOMP
• 2025-09-12 Price Changed $99,000 MiRealSource-MiMLS
• 2025-09-11 Price Changed $99,000 REALCOMP
• 2025-08-14 Listed $105,000 MiRealSource-MiMLS
• 2025-08-14 Listed $105,000 REALCOMP
• 2025-01-18 Listing Removed — REALCOMP
• 2025-01-17 Listing Removed — MiRealSource-MiMLS
• 2024-11-06 Price Changed $100,000 MiRealSource-MiMLS
• 2024-11-06 Price Changed $100,000 REALCOMP
• 2024-11-06 Price Changed $100,000 SW Michigan MLS
• 2024-10-15 Price Changed $105,000 MiRealSource-MiMLS
• 2024-10-15 Price Changed $105,000 REALCOMP
• 2024-10-15 Price Changed $105,000 SW Michigan MLS
• 2024-10-04 Price Changed $110,000 MiRealSource-MiMLS
• 2024-10-03 Price Changed $110,000 REALCOMP
• 2024-10-03 Price Changed $110,000 SW Michigan MLS
• 2024-09-28 Listed $120,000 MiRealSource-MiMLS
• 2024-09-28 Listed $120,000 REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $388 · +3.2% YoY. Source: county tax records.