4080 Potts Rd · Fowlerville, MI 48836

$125,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 5 Days on market

Built 1952 0.25 ac lot Est $222k · 44% under ↓ 22% since listing

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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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here we have a fixer upper / handi man special that features just under 1000 sq foot, 2 bedroom with a bonus area, large living room, Kitchen with eating area, 1 full bath, large mud room and drive through attached garage. Home has air conditioning, full house generator, water tight roof and furnace. Sits on about 1/4 acre of land, has a fenced area in the front and large shed in the rear yard. Priced to sell fast!

Key facts

• Air conditioning
• Eating area
• Large living room

Tags

• BONUS AREA
• LARGE LIVING ROOM
• EATING AREA
• LARGE MUD ROOM
• DRIVE THROUGH ATTACHED GARAGE
• AIR CONDITIONING

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Attached garage with direct access and drive-through; garage faces front (1 garage space)
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built area above grade: 936 square feet
• Exterior features: Porch; Exterior lighting; Gravel road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Electric water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $42 ($501/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 $104k (16.7% below list).
• Recommended offer: $104k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in Fowlerville — 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 66/100 on livability (#440 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities F.
• Fowlerville Community Schools (town): math 30% / reading 42% proficiency, ranked #240 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Natalie Kreeger Elementary School (math 28% / reading 35%, grade F, #850 of 1,397 statewide, top 61%, 554 students, 43% FRL); Fowlerville Junior High School (math 30% / reading 47%, grade F, #228 of 493 statewide, top 47%, 578 students, 42% FRL); Fowlerville High School (math 32% / reading 47%, grade F, #304 of 713 statewide, top 46%, 847 students, 34% FRL).
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,143 (16.7% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $221,832
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Potts Rd	0.00mi	2/1.0	936 (0%)	0mo	$125,000	$134	100
9220 W Grand River Rd	0.39mi	2/1.0	908 (-3%)	22mo	$215,000	$237	58

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-17,633
• Equity at exit: $18,638

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-12,075
• Equity at exit: $10,808

Cash invested: $35,000 (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 48836

• Active inventory: 117
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $42

Break-even live

Break-even rent $989

Max offer price $125,000

Occupancy floor 91%

Sensitivity live

Price	-10% $112	-5% $77	+0% $42	+5% $6	+10% $-29
Rent	-10% $-41	-5% $1	+0% $42	+5% $83	+10% $124
Rate	-1.0pp $105	-0.5pp $74	base $42	+0.5pp $9	+1.0pp $-24

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Garden Ln Fowlerville, MI	2.0	1.0	900	$995	$1.11	26d	1	1.29mi
271 Garden Ln Fowlerville, MI	2.0	1.0	975	$1,125	$1.15	0d	1	1.36mi
220 W Frank St Fowlerville, MI	1.0	1.0	750	$1,000	$1.33	45d	1	1.37mi

Listing history 5 events

1. 2026-05-24
   listed $125,000 Active

   Show marketing remark (418 chars)

   Here we have a fixer upper / handi man special that features just under 1000 sq foot, 2 bedroom with a bonus area, large living room, Kitchen with eating area, 1 full bath, large mud room and drive through attached garage. Home has air conditioning, full house generator, water tight roof and furnace. Sits on about 1/4 acre of land, has a fenced area in the front and large shed in the rear yard. Priced to sell fast!

2. 2026-05-24
   listed $125,000 Active 418-char remark

   Show marketing remark (418 chars)

   Here we have a fixer upper / handi man special that features just under 1000 sq foot, 2 bedroom with a bonus area, large living room, Kitchen with eating area, 1 full bath, large mud room and drive through attached garage. Home has air conditioning, full house generator, water tight roof and furnace. Sits on about 1/4 acre of land, has a fenced area in the front and large shed in the rear yard. Priced to sell fast!

3. 2026-03-05
   historical
4. 2026-03-03
   listed $159,900 Active
5. 2026-03-03
   listed $159,900 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: $881 · $73/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$522/yr (+$44/mo · 59.3%)

ⓘ 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 ≥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: $12,497
• − Mortgage interest: −$7,002
• − Property taxes: −$881
• − Insurance: −$625
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$3,636
• Taxable loss: −$1,647
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $896/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: Fowlerville Community Schools
• NCES district ID: 2614730
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $62,306
• Composite: 32.31/100
• National rank: #5748
• State rank: #240 of 540 in MI

Livability — Fowlerville

• Score: 66/100
• State rank: #440
• US rank: #12262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,978
• Population (ZIP): 14,978

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 7% Italian 6% Lithuanian 4%
• Foreign-born: 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.44%
• Current HPI: 201.7919
• 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

-21.8% since first listed

5 events — show timeline

• 2026-05-24 Listed $125,000 REALCOMP
• 2026-05-24 Listed $125,000 MiRealSource-MiMLS
• 2026-03-05 Listing Removed — MiRealSource-MiMLS
• 2026-03-03 Listed $159,900 REALCOMP
• 2026-03-03 Listed $159,900 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $881 · +3.0% YoY. Source: county tax records.