3380 W Clark Rd · DeWitt, MI 48820

$265,000

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 45 Days on market

Built 1977 0.40 ac lot $151/sqft · 14% below area Est $350k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3380 W Clark Rd in the heart of DeWitt! This well-located home offers the perfect blend of convenience and community, situated within the highly sought-after DeWitt School District. Enjoy easy walking access to local schools, shopping, dining, and everything downtown DeWitt has to offer. Whether you're looking for everyday convenience or a connected neighborhood feel, this property delivers an ideal lifestyle in a prime location.

Key facts

• Prime location
• 0.4 acre lot
• Garage

Tags

• DEWITT SCHOOL DISTRICT
• CONNECTED NEIGHBORHOOD FEEL
• PRIME LOCATION

Property features AI

Finance

• Other: Lot approximately 0.4 acres (136 x 128); Located in Luroma Park subdivision; Directions: Corner of Schavey and Clark

Exterior

• Parking: Attached garage
• Utilities: Public sewer
• Home design: One-story home; Built in 1977
• Construction: Vinyl siding
• Exterior features: Private yard; Patio; Barn(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 4 bedrooms; Primary bedroom (12.6 x 12.0)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full, partially finished basement; 10 total rooms; Living room (23.0 x 13.6); Dining room (13.0 x 13.0); Kitchen (13.0 x 13.0)
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (13.4% below list).
• Recommended offer: $230k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in DeWitt — 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 78/100 on livability (#99 in MI, #2,361 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• Dewitt Public Schools (suburban): math 51% / reading 60% proficiency, ranked #53 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: David Scott Elementary School (math 62% / reading 50%, grade C+, #267 of 1,397 statewide, top 19%, 448 students, 21% FRL).
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $146k; list at $265k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,548 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

• ARV (median comp): $350,103
• List price: $265,000
• Delta: -24.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13820 Myrtle Dr	0.30mi	3/2.5	1,786 (+2%)	10mo	$365,000	$204	73
13955 Ducharme Dr	0.18mi	4/1.5 (+1)	1,876 (+7%)	7mo	$275,000	$147	66
13865 Kaleidoscope Dr	0.41mi	4/2.5 (+1)	1,830 (+4%)	1mo	$384,900	$210	66
13871 Kaleidoscope Dr	0.40mi	4/2.5 (+1)	1,883 (+8%)	2mo	$389,900	$207	60
2984 Moccasin Dr	0.48mi	4/2.5 (+1)	1,830 (+4%)	3mo	$374,900	$205	60
2956 Moccasin Dr	0.50mi	4/2.5 (+1)	1,830 (+4%)	4mo	$384,900	$210	59
3012 Moccasin Dr	0.46mi	4/2.5 (+1)	1,830 (+4%)	7mo	$374,900	$205	58
2938 Moccasin Dr	0.49mi	4/2.5 (+1)	1,883 (+8%)	4mo	$389,900	$207	54
2891 Moccasin Dr	0.51mi	4/2.5 (+1)	1,883 (+8%)	5mo	$400,050	$212	53
13860 Kaleidoscope Dr	0.40mi	4/2.5 (+1)	1,883 (+8%)	13mo	$379,900	$202	52
2998 Moccasin Dr	0.47mi	4/2.5 (+1)	1,883 (+8%)	10mo	$390,050	$207	50
2968 Moccasin Dr	0.49mi	4/2.5 (+1)	1,883 (+8%)	10mo	$395,050	$210	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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-49,897
• Equity at exit: $39,512

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-52,152
• Equity at exit: $22,912

Cash invested: $74,200 (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 48820

• Active inventory: 103
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$424 /mo · $5,088/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-111

Break-even live

Break-even rent $2,436

Max offer price $245,453

Occupancy floor 100%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 W Clark Rd DeWitt, MI	1.0–3.0	1.0–2.5	1196	$3,326	$2.78	21d	1	0.18mi

Listing history 26 events

1. 2026-06-18
   days on market $265,000 Active 45 DOM
2. 2026-06-17
   days on market $265,000 Active 44 DOM
3. 2026-06-16
   days on market $265,000 Active 43 DOM
4. 2026-06-15
   days on market $265,000 Active 42 DOM
5. 2026-06-14
   days on market $265,000 Active 40 DOM
6. 2026-06-10
   days on market $265,000 Active 37 DOM
7. 2026-06-09
   days on market $265,000 Active 36 DOM
8. 2026-06-08
   days on market $265,000 Active 35 DOM
9. 2026-06-07
   days on market $265,000 Active 34 DOM
10. 2026-06-03
    days on market $265,000 Active 30 DOM
11. 2026-06-02
    days on market $265,000 Active 29 DOM
12. 2026-06-01
    days on market $265,000 Active 28 DOM
13. 2026-05-31
    days on market $265,000 Active 27 DOM
14. 2026-05-30
    days on market $265,000 Active 26 DOM
15. 2026-05-04
    listed $274,900 Active 444-char remark

    Show marketing remark (444 chars)

    Welcome to 3380 W Clark Rd in the heart of DeWitt! This well-located home offers the perfect blend of convenience and community, situated within the highly sought-after DeWitt School District. Enjoy easy walking access to local schools, shopping, dining, and everything downtown DeWitt has to offer. Whether you're looking for everyday convenience or a connected neighborhood feel, this property delivers an ideal lifestyle in a prime location.

16. 2026-05-04
    listed $274,900 Active 444-char remark

    Show marketing remark (444 chars)

    Welcome to 3380 W Clark Rd in the heart of DeWitt! This well-located home offers the perfect blend of convenience and community, situated within the highly sought-after DeWitt School District. Enjoy easy walking access to local schools, shopping, dining, and everything downtown DeWitt has to offer. Whether you're looking for everyday convenience or a connected neighborhood feel, this property delivers an ideal lifestyle in a prime location.

17. 2015-08-31
    soldstatus $145,500
18. 2015-08-25
    soldstatus $145,500
19. 2015-08-25
    soldstatus $145,500
20. 2015-06-16
    listed $145,500
21. 2015-06-16
    listed $145,500
22. 2014-12-25
    historical
23. 2014-06-25
    listed $143,900
24. 2010-03-09
    historical
25. 2009-12-09
    listed $149,900
26. 2005-07-06
    soldstatus $146,500

ⓘ 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: $5,088 · $424/mo
• Projected year-2 tax: $5,088 · $424/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $27,546
• − Mortgage interest: −$14,844
• − Property taxes: −$5,088
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$7,709
• Taxable loss: −$5,827
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $71/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: Dewitt Public Schools
• NCES district ID: 2611550
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $80,391
• Composite: 50.22/100
• National rank: #1895
• State rank: #53 of 540 in MI

Livability — DeWitt

• Score: 78/100
• State rank: #99
• US rank: #2361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clinton County · 18,357 people
• City population: 18,357
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 18,357
• Household income: $112,526
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 183.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.50%
• Current HPI: 231.0122
• Rent YoY: —
• Metro: Lansing-East Lansing, 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

+80.9% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $265,000 REALCOMP
• 2026-05-19 Price Changed $265,000 Greater Lansing AoR
• 2026-05-04 Listed $274,900 Greater Lansing AoR
• 2026-05-04 Listed $274,900 REALCOMP
• 2015-08-31 Sold (Public Records) $145,500 Public Records
• 2015-08-25 Sold (MLS) $145,500 Greater Lansing AoR
• 2015-08-25 Sold (MLS) $145,500 REALCOMP
• 2015-06-16 Listed $145,500 Greater Lansing AoR
• 2015-06-16 Listed $145,500 REALCOMP
• 2014-12-25 Listing Removed — Greater Lansing AoR
• 2014-06-25 Listed $143,900 Greater Lansing AoR
• 2010-03-09 Listing Removed — Greater Lansing AoR
• 2009-12-09 Listed $149,900 Greater Lansing AoR
• 2005-07-06 Sold (Public Records) $146,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $5,088 · +24.3% YoY. Source: county tax records.