216 Miller Dr · Albion, MI 49224

$99,900

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 88 Days on market

Built 1953 9,365 sqft lot $82/sqft · 27% below area Est $137k · 27% under ↓ 23% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

Key facts

• Open dining area
• Large kitchen
• Cozy fireplace

Tags

• FENCED-IN BACKYARD
• COZY FIREPLACE
• OPEN DINING AREA
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $41 ($495/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 $94k (6.4% below list).
• Recommended offer: $94k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 8.6% in Albion — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, schools F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 3y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,522 (6.4% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $136,578
• List price: $99,900
• Delta: -26.85%
• 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
806 N Eaton St	0.33mi	3/1.0 (+1)	1,248 (+2%)	3mo	$125,000	$100	74
308 E Broadwell St	0.08mi	3/2.0 (+1)	1,224 (0%)	16mo	$147,000	$120	74
808 Maple St	0.42mi	2/1.0	1,212 (-1%)	18mo	$80,000	$66	64
810 N Superior St	0.31mi	2/1.0	1,104 (-10%)	11mo	$94,900	$86	60
1201 Chauncey St	0.45mi	2/1.0	1,048 (-14%)	1mo	$67,000	$64	54
604 Burr Oak St	0.64mi	3/1.0 (+1)	1,304 (+6%)	2mo	$105,000	$81	52
1008 Maple St	0.30mi	3/1.0 (+1)	1,088 (-11%)	14mo	$167,000	$153	51
412 Perry St	0.72mi	3/1.5 (+1)	1,298 (+6%)	15mo	$119,900	$92	37
606 Lynn St	0.72mi	3/1.0 (+1)	1,325 (+8%)	17mo	$130,000	$98	34
1007 N Albion St	0.54mi	3/1.0 (+1)	1,068 (-13%)	18mo	$101,000	$95	34
316 Perry St	0.70mi	3/2.0 (+1)	1,115 (-9%)	12mo	$72,500	$65	33
315 E Cass St	0.73mi	3/2.0 (+1)	1,387 (+13%)	19mo	$165,000	$119	19

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-13,544
• Equity at exit: $14,895

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-8,337
• Equity at exit: $8,638

Cash invested: $27,972 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $41

Break-even live

Break-even rent $883

Max offer price $99,900

Occupancy floor 91%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 E North St Albion, MI	2.0	1.0	820	$895	$1.09	43d	1	0.19mi
205 E Watson St Albion, MI	1.0	1.0	825	$875	$1.06	43d	1	0.24mi
1200 Westover Blvd Albion, MI	3.0–4.0	2.0	1456	$1,379	$0.95	43d	4	1.18mi

Listing history 50 events

1. 2026-05-09
   price $99,900 387-char remark

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

2. 2026-05-09
   price $99,900 387-char remark

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

3. 2026-05-09
   price $99,900

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

4. 2026-04-11
   price $109,900 387-char remark

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

5. 2026-04-11
   price $109,900 387-char remark

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

6. 2026-04-11
   price $109,900

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

7. 2026-03-15
   price $119,900 387-char remark

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

8. 2026-03-15
   price $119,900 387-char remark

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

9. 2026-03-15
   price $119,900

   Show marketing remark (387 chars)

   This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

10. 2026-02-27
    listed $129,900 Active 387-char remark

    Show marketing remark (387 chars)

    This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

11. 2026-02-27
    listed $129,900 Active 387-char remark

    Show marketing remark (387 chars)

    This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

12. 2026-02-27
    listed $129,900 Active

    Show marketing remark (387 chars)

    This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

13. 2026-02-27
    historical

    Show marketing remark (387 chars)

    This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

14. 2026-02-27
    historical

    Show marketing remark (387 chars)

    This charming older ranch home features a spacious living room with a cozy fireplace, an open dining area, and a large kitchen ideal for cooking and entertaining. The generous fenced-in backyard offers plenty of room for outdoor activities, gardening, or relaxing. Conveniently located near Downtown Albion, you'll enjoy easy access to shopping, dining, entertainment and freeway access.

15. 2026-02-05
    price $129,900
16. 2026-02-04
    price $129,900
17. 2026-02-04
    price $129,900
18. 2026-01-07
    price $139,900
19. 2026-01-07
    price $139,900
20. 2026-01-07
    price $139,900
21. 2025-12-06
    price $144,900
22. 2025-12-05
    price $144,900
23. 2025-12-05
    price $144,900
24. 2025-11-07
    listed $154,900 Active
25. 2025-11-07
    listed $154,900 Active
26. 2024-07-10
    soldstatus $135,000
27. 2024-07-03
    soldstatus $135,000 Sold
28. 2024-07-03
    soldstatus $135,000 Closed
29. 2024-07-03
    soldstatus $135,000 Sold
30. 2024-06-01
    status Pending
31. 2024-06-01
    status Pending
32. 2024-06-01
    status Pending
33. 2024-05-23
    status Active
34. 2024-05-23
    status Active
35. 2024-05-23
    status Active
36. 2024-05-20
    historical Contingent - Continue To Show
37. 2024-05-20
    historical Keep Showing-Contgcy Appl
38. 2024-05-20
    historical Active - Contingent
39. 2024-05-13
    price $134,900
40. 2024-05-13
    price $134,900
41. 2024-05-13
    price $134,900
42. 2024-04-29
    listed $139,900 Active
43. 2024-04-29
    listed $139,900 Active
44. 2024-04-29
    listed $139,900 Active
45. 2023-04-12
    soldstatus $115,000
46. 2023-04-07
    soldstatus $115,000 Sold
47. 2023-04-07
    soldstatus $115,000 Sold
48. 2023-03-05
    status Pending
49. 2023-03-05
    status Pending
50. 2023-03-05
    status Pending

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $1,585 · $132/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 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: $11,223
• − Mortgage interest: −$5,596
• − Property taxes: −$1,585
• − Insurance: −$500
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,906
• Taxable loss: −$1,160
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $773/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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

-23.1% since first listed

56 events — show timeline

• 2026-05-09 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-09 Price Changed $99,900 REALCOMP
• 2026-05-09 Price Changed $99,900 SW Michigan MLS
• 2026-04-11 Price Changed $109,900 MiRealSource-MiMLS
• 2026-04-11 Price Changed $109,900 REALCOMP
• 2026-04-11 Price Changed $109,900 SW Michigan MLS
• 2026-03-15 Price Changed $119,900 MiRealSource-MiMLS
• 2026-03-15 Price Changed $119,900 REALCOMP
• 2026-03-15 Price Changed $119,900 SW Michigan MLS
• 2026-02-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-27 Listing Removed — REALCOMP
• 2026-02-27 Listed $129,900 SW Michigan MLS
• 2026-02-27 Listed $129,900 REALCOMP
• 2026-02-27 Listed $129,900 MiRealSource-MiMLS
• 2026-02-05 Price Changed $129,900 MiRealSource-MiMLS
• 2026-02-04 Price Changed $129,900 REALCOMP
• 2026-02-04 Price Changed $129,900 SW Michigan MLS
• 2026-01-07 Price Changed $139,900 MiRealSource-MiMLS
• 2026-01-07 Price Changed $139,900 REALCOMP
• 2026-01-07 Price Changed $139,900 SW Michigan MLS
• 2025-12-06 Price Changed $144,900 MiRealSource-MiMLS
• 2025-12-05 Price Changed $144,900 REALCOMP
• 2025-12-05 Price Changed $144,900 SW Michigan MLS
• 2025-11-07 Listed $154,900 MiRealSource-MiMLS
• 2025-11-07 Listed $154,900 REALCOMP
• 2024-07-10 Sold (Public Records) $135,000 Public Records
• 2024-07-03 Sold (MLS) $135,000 SW Michigan MLS
• 2024-07-03 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2024-07-03 Sold (MLS) $135,000 REALCOMP
• 2024-06-01 Pending — REALCOMP
• 2024-06-01 Pending — MiRealSource-MiMLS
• 2024-06-01 Pending — SW Michigan MLS
• 2024-05-23 Relisted — REALCOMP
• 2024-05-23 Relisted — MiRealSource-MiMLS
• 2024-05-23 Relisted — SW Michigan MLS
• 2024-05-20 Contingent — REALCOMP
• 2024-05-20 Contingent — MiRealSource-MiMLS
• 2024-05-20 Contingent — SW Michigan MLS
• 2024-05-13 Price Changed $134,900 MiRealSource-MiMLS
• 2024-05-13 Price Changed $134,900 REALCOMP
• 2024-05-13 Price Changed $134,900 SW Michigan MLS
• 2024-04-29 Listed $139,900 SW Michigan MLS
• 2024-04-29 Listed $139,900 MiRealSource-MiMLS
• 2024-04-29 Listed $139,900 REALCOMP
• 2023-04-12 Sold (Public Records) $115,000 Public Records
• 2023-04-07 Sold (MLS) $115,000 SW Michigan MLS
• 2023-04-07 Sold (MLS) $115,000 REALCOMP
• 2023-03-05 Pending — MiRealSource-MiMLS
• 2023-03-05 Pending — REALCOMP
• 2023-03-05 Pending — SW Michigan MLS
• 2023-03-02 Price Changed $124,900 MiRealSource-MiMLS
• 2023-03-01 Price Changed $124,900 REALCOMP
• 2023-03-01 Price Changed $124,900 SW Michigan MLS
• 2023-02-03 Listed $129,900 MiRealSource-MiMLS
• 2023-02-03 Listed $129,900 SW Michigan MLS
• 2023-02-03 Listed $129,900 REALCOMP

Property tax history

+14.3%/yr

Latest (2025): $1,585 · -28.3% YoY. Source: county tax records.