321 S Wood St · Hudson, MI 49247

$99,900

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 114 Days on market

Built 1890 10,454 sqft lot $82/sqft · 27% below area Est $137k · 27% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

Key facts

• 0.24 acre lot
• Garage
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $76 ($907/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 $90k (9.9% below list).
• Recommended offer: $90k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.1% in Hudson — 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 71/100 on livability (#272 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Hudson Area Schools (rural): math 18% / reading 33% proficiency, ranked #416 of 540 in MI (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Lenawee 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.
• Lenawee County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 25y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000 (9.9% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 0.90% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $137,328
• List price: $99,900
• Delta: -27.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Tiffin St	0.45mi	3/2.0	1,193 (-2%)	11mo	$135,000	$113	62
110 Hill St	0.36mi	3/1.0	1,059 (-13%)	2mo	$75,000	$71	60
314 N Maple Grove Ave	0.43mi	3/1.5	1,200 (-2%)	21mo	$124,000	$103	58
119 Howard St	0.58mi	3/2.0	1,318 (+8%)	0mo	$165,000	$125	55
169 Lincoln St	0.47mi	3/1.5	1,300 (+7%)	12mo	$216,000	$166	55
301 S Market Cor	0.41mi	2/1.0 (-1)	1,152 (-6%)	15mo	$134,900	$117	54
414 Grove St	0.71mi	2/1.0 (-1)	1,322 (+8%)	7mo	$133,000	$101	42

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-11,397
• Equity at exit: $14,895

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-3,811
• 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 49247

• Home prices YoY: -4.0%
• Active inventory: 30
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $76

Break-even live

Break-even rent $804

Max offer price $99,900

Occupancy floor 87%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
771 Jefferson St Hudson, MI	2.0	1.0	700	$900	$1.29	43d	1	0.76mi

Listing history 49 events

1. 2026-06-18
   days on market $99,900 Active 114 DOM
2. 2026-06-17
   days on market $99,900 Active 113 DOM
3. 2026-06-17
   price $99,900 Active 112 DOM
4. 2026-06-16
   days on market $107,900 Active 112 DOM
5. 2026-06-15
   days on market $107,900 Active 111 DOM
6. 2026-06-13
   days on market $107,900 Active 109 DOM
7. 2026-06-12
   days on market $107,900 Active 108 DOM
8. 2026-06-09
   days on market $107,900 Active 105 DOM
9. 2026-06-08
   days on market $107,900 Active 104 DOM
10. 2026-06-07
    days on market $107,900 Active 103 DOM
11. 2026-06-07
    days on market $107,900 Active 102 DOM
12. 2026-06-04
    days on market $107,900 Active 99 DOM
13. 2026-06-02
    days on market $107,900 Active 98 DOM
14. 2026-06-01
    days on market $107,900 Active 97 DOM
15. 2026-05-31
    days on market $107,900 Active 96 DOM
16. 2026-05-31
    days on market $107,900 Active 95 DOM
17. 2026-05-13
    status Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

18. 2026-05-13
    status Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

19. 2026-05-13
    status Active

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

20. 2026-05-10
    status Pending 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

21. 2026-05-10
    status Pending 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

22. 2026-05-10
    status Pending

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

23. 2026-05-10
    status Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

24. 2026-05-09
    status Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

25. 2026-05-09
    status Active

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

26. 2026-05-09
    status Pending 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

27. 2026-05-09
    status Pending 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

28. 2026-05-09
    status Pending

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

29. 2026-04-29
    historical Keep Showing-Contgcy Appl 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

30. 2026-04-29
    historical Active Under Contract 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

31. 2026-04-29
    historical Active - Contingent

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

32. 2026-04-23
    status Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

33. 2026-04-23
    status Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

34. 2026-04-23
    status Active

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

35. 2026-04-17
    historical Keep Showing-Contgcy Appl 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

36. 2026-04-17
    historical Active Under Contract 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

37. 2026-04-17
    historical Active - Contingent

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

38. 2026-04-12
    price $107,900 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

39. 2026-04-11
    price $107,900 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

40. 2026-04-11
    price $107,900

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

41. 2026-02-21
    listed $114,900 Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

42. 2026-02-21
    listed $114,900 Active 217-char remark

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

43. 2026-02-21
    listed $114,900 Active

    Show marketing remark (217 chars)

    3 bed 1 bath home in the City of Hudson. Large kitchen with gas stove, and refrigerator. Plenty of cabinet space and eat in kitchen. Home offers main floor bedroom and 2 more on the upper level. 1 car attached garage.

44. 2001-08-31
    soldstatus $70,000
45. 2001-08-31
    soldstatus $70,000
46. 2001-08-31
    soldstatus $70,000
47. 2001-07-18
    listed $69,900
48. 2001-07-18
    listed $69,900
49. 2001-07-18
    listed $69,900

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$350/yr (+$29/mo · 41.6%)

ⓘ 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 ≥98°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: $10,800
• − Mortgage interest: −$5,596
• − Property taxes: −$839
• − Insurance: −$500
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,906
• Taxable loss: −$769
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,091/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: Hudson Area Schools
• NCES district ID: 2618810
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $44,996
• Composite: 21.93/100
• National rank: #8227
• State rank: #416 of 540 in MI

Livability — Hudson

• Score: 71/100
• State rank: #272
• US rank: #6741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, MI
• Population (ZIP): 5,257

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.79%
• Current HPI: 307.255
• 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

+54.4% since first listed

33 events — show timeline

• 2026-05-13 Relisted — REALCOMP
• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-13 Relisted — SW Michigan MLS
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — SW Michigan MLS
• 2026-05-10 Relisted — REALCOMP
• 2026-05-09 Relisted — MiRealSource-MiMLS
• 2026-05-09 Relisted — SW Michigan MLS
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-09 Pending — REALCOMP
• 2026-05-09 Pending — SW Michigan MLS
• 2026-04-29 Contingent — MiRealSource-MiMLS
• 2026-04-29 Contingent — REALCOMP
• 2026-04-29 Contingent — SW Michigan MLS
• 2026-04-23 Relisted — REALCOMP
• 2026-04-23 Relisted — MiRealSource-MiMLS
• 2026-04-23 Relisted — SW Michigan MLS
• 2026-04-17 Contingent — MiRealSource-MiMLS
• 2026-04-17 Contingent — REALCOMP
• 2026-04-17 Contingent — SW Michigan MLS
• 2026-04-12 Price Changed $107,900 MiRealSource-MiMLS
• 2026-04-11 Price Changed $107,900 REALCOMP
• 2026-04-11 Price Changed $107,900 SW Michigan MLS
• 2026-02-21 Listed $114,900 REALCOMP
• 2026-02-21 Listed $114,900 SW Michigan MLS
• 2026-02-21 Listed $114,900 MiRealSource-MiMLS
• 2001-08-31 Sold (MLS) $70,000 REALCOMP
• 2001-08-31 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2001-08-31 Sold (MLS) $70,000 SW Michigan MLS
• 2001-07-18 Listed $69,900 REALCOMP
• 2001-07-18 Listed $69,900 MiRealSource-MiMLS
• 2001-07-18 Listed $69,900 SW Michigan MLS

Property tax history

-0.3%/yr

Latest (2025): $839 · -16.7% YoY. Source: county tax records.