552 19th St · Otsego, MI 49078

$49,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 10 Days on market

Built 1950 0.57 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 2 bath home in Otsego that needed major repairs and had a fire in December. This house needs to be completely gutted and rebuilt. Nice . 57 acres lot in Otsego Township just outside the city. Please be careful walking the house.

Key facts

• .57 acres lot
• 0.57 acre lot
• Garage

Tags

• .57 ACRES LOT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Natural gas available and connected; Electricity available; Well water
• Home design: Ranch-style single-family home; One story; Built in 1950
• Construction: Aluminum siding and brick exterior; Composition roof; Slab foundation
• Exterior features: Unimproved road surface; Well water

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Pantry; Fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 23.2% vs local median 1.8% in Otsego — 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 73/100 on livability (#216 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment D+, amenities F, commute F.
• Otsego Public Schools (town): math 39% / reading 57% proficiency, ranked #118 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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.
5. 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.
6. 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: 2.66% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.42%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $356,608
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 19th St	0.07mi	4/2.0 (+1)	1,902 (+6%)	20mo	$329,700	$173	65
2030 Covault Ln	0.36mi	3/2.0	1,706 (-5%)	21mo	$339,900	$199	58
461 19th St	0.57mi	4/2.0 (+1)	1,576 (-12%)	10mo	$355,000	$225	40
526 River Rd	0.39mi	3/1.5	2,052 (+14%)	21mo	$350,000	$171	38

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: 59.2%
• Equity multiple: 3.63×
• Total profit: $36,740
• Equity at exit: $7,440

10-year hold

• IRR: 64.0%
• Equity multiple: 7.42×
• Total profit: $89,768
• Equity at exit: $4,314

Cash invested: $13,972 (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 49078

• Home prices YoY: -32.7%
• Active inventory: 76
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $703

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 42%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $49,900 Active 10 DOM
2. 2026-06-17
   days on market $49,900 Active 9 DOM
3. 2026-06-16
   days on market $49,900 Active 8 DOM
4. 2026-06-15
   price $49,900 Active 7 DOM
5. 2026-06-15
   days on market $59,900 Active 7 DOM
6. 2026-06-14
   days on market $59,900 Active 5 DOM
7. 2026-06-13
   days on market $59,900 Active 4 DOM
8. 2026-06-10
   days on market $59,900 Active 2 DOM
9. 2026-06-09
   remarks 234-char remark
10. 2026-06-09
    listed $59,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,924
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$1,452
• Taxable income: $8,131
• Est. tax owed @ 24.0%: −$1,952
• After-tax cash flow: $6,490/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: Otsego Public Schools
• NCES district ID: 2627060
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $52,776
• Composite: 41.32/100
• National rank: #3507
• State rank: #118 of 540 in MI

Livability — Otsego

• Score: 73/100
• State rank: #216
• US rank: #5349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,469

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Iranian 9% Italian 4% Romanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 4%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 245.4119
• 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

-64.7% since first listed

29 events — show timeline

• 2026-06-08 Listed $59,900 SW Michigan MLS
• 2026-06-08 Listed $59,900 REALCOMP
• 2026-06-08 Listed $59,900 MiRealSource-MiMLS
• 2025-12-22 Listing Removed — MiRealSource-MiMLS
• 2025-11-14 Price Changed $134,900 MiRealSource-MiMLS
• 2025-11-13 Price Changed $134,900 REALCOMP
• 2025-11-13 Price Changed $134,900 SW Michigan MLS
• 2025-11-09 Relisted — MiRealSource-MiMLS
• 2025-11-09 Relisted — REALCOMP
• 2025-10-30 Pending — REALCOMP
• 2025-10-30 Pending — MiRealSource-MiMLS
• 2025-10-30 Listing Removed — REALCOMP
• 2025-10-21 Price Changed $139,900 MiRealSource-MiMLS
• 2025-10-20 Price Changed $139,900 REALCOMP
• 2025-10-20 Price Changed $139,900 SW Michigan MLS
• 2025-10-01 Price Changed $144,900 MiRealSource-MiMLS
• 2025-10-01 Price Changed $144,900 REALCOMP
• 2025-10-01 Price Changed $144,900 SW Michigan MLS
• 2025-09-23 Price Changed $149,900 MiRealSource-MiMLS
• 2025-09-23 Price Changed $149,900 REALCOMP
• 2025-09-23 Price Changed $149,900 SW Michigan MLS
• 2025-09-18 Price Changed $154,900 MiRealSource-MiMLS
• 2025-09-18 Price Changed $154,900 REALCOMP
• 2025-09-18 Price Changed $154,900 SW Michigan MLS
• 2025-09-10 Price Changed $159,900 MiRealSource-MiMLS
• 2025-09-09 Price Changed $159,900 REALCOMP
• 2025-09-09 Price Changed $159,900 SW Michigan MLS
• 2025-09-02 Listed $169,900 REALCOMP
• 2025-09-02 Listed $169,900 MiRealSource-MiMLS