234 Park St · Tecumseh, MI 49286

$309,900

4 bd · 2.5 ba · 2,581 sqft · SingleFamily · 3 Days on market

Built 1959 0.47 ac lot $120/sqft · 9% above area Est $283k · 9% over

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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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2.5-bath ranch nestled on one of the best lots in the neighborhood in desirable Tecumseh! Situated on a beautifully maintained double lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. The finished basement provides additional room for a recreation area, home office, or guest space--whatever suits your lifestyle. Enjoy your morning coffee or unwind in the bright and airy sunroom, overlooking the expansive yard. Step outside to the walkout patio, perfect for hosting summer gatherings or simply relaxing in your private outdoor retreat. Additional highlights include a spacious 2-car garage. Located just a short walk to Tecumseh Park, you'll love the easy access to green space, trails, and community amenities. This is a rare opportunity to own a ranch on a premium double lot in a prime location!

Key facts

• Double lot
• Finished basement
• Sunroom

Tags

• DOUBLE LOT
• FINISHED BASEMENT
• SUNROOM
• WALKOUT PATIO

Property features AI

Exterior

• Parking: Attached 2-car garage; Attached parking
• Utilities: Public water; Electricity available; High-speed internet
• Home design: Ranch / Traditional style; Single family residence; Residential property
• Construction: Wood siding construction; Shingle roof; Built in 1959
• Exterior features: Shed(s); Paved road access

Interior

• Kitchen: Built-in electric oven; Range; Microwave; Refrigerator; Freezer; Dishwasher; Garbage disposal; Eat-in kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Eat-in kitchen; Wood-burning fireplace; Screens, insulated windows, and window treatments; Full basement; Sun room / bonus room; Recreation room; Utility room
• Laundry & utility: Washer; Dryer; Laundry room; Utility room; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $280k (9.6% below list).
• Recommended offer: $280k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.6% in Tecumseh — 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 (#103 in MI, #2,459 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Tecumseh Public Schools (town): math 34% / reading 48% proficiency, ranked #181 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 95 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 $2k of loan paydown is wiped out by about $9k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $280,000 (9.6% below list)

Questions for the listing agent

1. Built in 1959 — 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 B-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. 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: 0.90% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $283,199
• List price: $309,900
• Delta: 9.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Park St	0.00mi	4/2.5	2,581 (0%)	0mo	$317,000	$123	100
206 Park St	0.08mi	3/1.5 (-1)	2,541 (-2%)	6mo	$332,500	$131	79
705 W Chicago Blvd	0.25mi	5/2.0 (+1)	2,588 (+0%)	3mo	$240,000	$93	78
219 Park St	0.05mi	3/1.5 (-1)	2,726 (+6%)	10mo	$300,000	$110	71
215 Park St	0.07mi	3/3.0 (-1)	2,384 (-8%)	13mo	$325,000	$136	66
117 Park St	0.18mi	3/1.5 (-1)	2,252 (-13%)	2mo	$325,000	$144	60
1502 Southwick Dr	0.62mi	4/1.5	2,514 (-3%)	6mo	$268,000	$107	57
1405 Sauk Trl	0.51mi	3/3.0 (-1)	2,603 (+1%)	13mo	$315,000	$121	57
6988 Green Hwy	0.64mi	5/2.0 (+1)	2,408 (-7%)	4mo	$280,000	$116	49
118 S Evans St	0.68mi	3/3.5 (-1)	2,454 (-5%)	9mo	$228,000	$93	44
1508 Southwick Dr	0.66mi	3/2.0 (-1)	2,300 (-11%)	9mo	$275,000	$120	36
6967 Green Hwy	0.67mi	4/2.0	2,229 (-14%)	9mo	$255,000	$114	36

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-39,612
• Equity at exit: $46,207

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-20,884
• Equity at exit: $26,794

Cash invested: $86,772 (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 49286

• Home prices YoY: -32.9%
• Active inventory: 95
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$291 /mo · $3,491/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $167

Break-even live

Break-even rent $2,589

Max offer price $309,900

Occupancy floor 89%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 W Shawnee St Tecumseh, MI	5.0	2.0	2864	$2,800	$0.98	13d	1	0.64mi

Listing history 6 events

1. 2026-05-02
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Welcome home to this charming 3-bedroom, 2.5-bath ranch nestled on one of the best lots in the neighborhood in desirable Tecumseh! Situated on a beautifully maintained double lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. The finished basement provides additional room for a recreation area, home office, or guest space--whatever suits your lifestyle. Enjoy your morning coffee or unwind in the bright and airy sunroom, overlooking the expansive yard. Step outside to the walkout patio, perfect for hosting summer gatherings or simply relaxing in your private outdoor retreat. Additional highlights include a spacious 2-car garage. Located just a short walk to Tecumseh Park, you'll love the easy access to green space, trails, and community amenities. This is a rare opportunity to own a ranch on a premium double lot in a prime location!

2. 2026-05-02
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Welcome home to this charming 3-bedroom, 2.5-bath ranch nestled on one of the best lots in the neighborhood in desirable Tecumseh! Situated on a beautifully maintained double lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. The finished basement provides additional room for a recreation area, home office, or guest space--whatever suits your lifestyle. Enjoy your morning coffee or unwind in the bright and airy sunroom, overlooking the expansive yard. Step outside to the walkout patio, perfect for hosting summer gatherings or simply relaxing in your private outdoor retreat. Additional highlights include a spacious 2-car garage. Located just a short walk to Tecumseh Park, you'll love the easy access to green space, trails, and community amenities. This is a rare opportunity to own a ranch on a premium double lot in a prime location!

3. 2026-05-02
   status Pending

   Show marketing remark (997 chars)

   Welcome home to this charming 3-bedroom, 2.5-bath ranch nestled on one of the best lots in the neighborhood in desirable Tecumseh! Situated on a beautifully maintained double lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. The finished basement provides additional room for a recreation area, home office, or guest space--whatever suits your lifestyle. Enjoy your morning coffee or unwind in the bright and airy sunroom, overlooking the expansive yard. Step outside to the walkout patio, perfect for hosting summer gatherings or simply relaxing in your private outdoor retreat. Additional highlights include a spacious 2-car garage. Located just a short walk to Tecumseh Park, you'll love the easy access to green space, trails, and community amenities. This is a rare opportunity to own a ranch on a premium double lot in a prime location!

4. 2026-04-29
   listed $309,900 Active 997-char remark

   Show marketing remark (997 chars)

   Welcome home to this charming 3-bedroom, 2.5-bath ranch nestled on one of the best lots in the neighborhood in desirable Tecumseh! Situated on a beautifully maintained double lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. The finished basement provides additional room for a recreation area, home office, or guest space--whatever suits your lifestyle. Enjoy your morning coffee or unwind in the bright and airy sunroom, overlooking the expansive yard. Step outside to the walkout patio, perfect for hosting summer gatherings or simply relaxing in your private outdoor retreat. Additional highlights include a spacious 2-car garage. Located just a short walk to Tecumseh Park, you'll love the easy access to green space, trails, and community amenities. This is a rare opportunity to own a ranch on a premium double lot in a prime location!

5. 2026-04-29
   listed $309,900 Active 997-char remark

   Show marketing remark (997 chars)

   Welcome home to this charming 3-bedroom, 2.5-bath ranch nestled on one of the best lots in the neighborhood in desirable Tecumseh! Situated on a beautifully maintained double lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. The finished basement provides additional room for a recreation area, home office, or guest space--whatever suits your lifestyle. Enjoy your morning coffee or unwind in the bright and airy sunroom, overlooking the expansive yard. Step outside to the walkout patio, perfect for hosting summer gatherings or simply relaxing in your private outdoor retreat. Additional highlights include a spacious 2-car garage. Located just a short walk to Tecumseh Park, you'll love the easy access to green space, trails, and community amenities. This is a rare opportunity to own a ranch on a premium double lot in a prime location!

6. 2026-04-29
   listed $309,900 Active

   Show marketing remark (997 chars)

   Welcome home to this charming 3-bedroom, 2.5-bath ranch nestled on one of the best lots in the neighborhood in desirable Tecumseh! Situated on a beautifully maintained double lot, this property offers the perfect blend of space, comfort, and convenience. Step inside to find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. The finished basement provides additional room for a recreation area, home office, or guest space--whatever suits your lifestyle. Enjoy your morning coffee or unwind in the bright and airy sunroom, overlooking the expansive yard. Step outside to the walkout patio, perfect for hosting summer gatherings or simply relaxing in your private outdoor retreat. Additional highlights include a spacious 2-car garage. Located just a short walk to Tecumseh Park, you'll love the easy access to green space, trails, and community amenities. This is a rare opportunity to own a ranch on a premium double lot in a prime location!

ⓘ 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: $3,491 · $291/mo
• Projected year-2 tax: $4,132 · $344/mo
• Expected delta: +$641/yr (+$53/mo · 18.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$17,359
• − Property taxes: −$3,491
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$9,015
• Taxable loss: −$3,191
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $2,767/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: Tecumseh Public Schools
• NCES district ID: 2633720
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $58,026
• Composite: 36.04/100
• National rank: #4775
• State rank: #181 of 540 in MI

Livability — Tecumseh

• Score: 78/100
• State rank: #103
• US rank: #2459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, MI
• City population: 14,331
• Population (ZIP): 14,331

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -114.90%
• Current HPI: 234.4935
• 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

+2.3% since first listed

9 events — show timeline

• 2026-06-08 Sold (MLS) $317,000 SW Michigan MLS
• 2026-06-08 Sold (MLS) $317,000 MiRealSource-MiMLS
• 2026-06-08 Sold (MLS) $317,000 REALCOMP
• 2026-05-02 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — SW Michigan MLS
• 2026-04-29 Listed $309,900 REALCOMP
• 2026-04-29 Listed $309,900 SW Michigan MLS
• 2026-04-29 Listed $309,900 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $3,491 · +8.6% YoY. Source: county tax records.