8221 Munson Hwy · Hudson, MI 49247

$154,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 10 Days on market

Built 1900 4.50 ac lot $135/sqft · 76% below area

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bath home on 4.5 acres of country living. Main floor laundry, large dining room, and spacious kitchen to entertain in. 2 car attached garage with additional 30x40 pole barn. Barn features 12 foot side walls and a 12 foot door. Entrance from garage is a combo mud room/laundry room.

Key facts

• Large dining room
• 12 foot side walls
• Pole barn

Tags

• MAIN FLOOR LAUNDRY
• LARGE DINING ROOM
• SPACIOUS KITCHEN
• ATTACHED GARAGE
• POLE BARN
• 12 FOOT SIDE WALLS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Home design: Single-family residence; Residential property
• Construction: Built in 1900
• Exterior features: 4.5-acre lot; Vinyl siding

Interior

• Kitchen: Kitchen included
• Bedrooms: Primary bedroom; Two additional bedrooms; Office that can serve as a bedroom or workspace
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Crawl space and partial Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (29.9% below list).
• Recommended offer: $109k (29.9% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Lincoln Elementary School (math 27% / reading 32%, grade F, #866 of 1,397 statewide, top 65%, 435 students, 67% FRL); Hudson Middle School (math 8% / reading 22%, grade F, #453 of 493 statewide, top 93%, 200 students, 59% FRL); Hudson Area Jrsr High School (math 12% / reading 42%, grade F, #462 of 713 statewide, top 66%, 438 students, 52% FRL).
• Market conditions: 31 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 10 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,521 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.70% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

• ARV (median comp): $655,964
• List price: $154,900
• Delta: -76.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-34,222
• Equity at exit: $23,096

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-41,619
• Equity at exit: $13,393

Cash invested: $43,372 (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: 31
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-143

Break-even live

Break-even rent $1,266

Max offer price $129,676

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-99	+0% $-143	+5% $-187	+10% $-230
Rent	-10% $-229	-5% $-186	+0% $-143	+5% $-100	+10% $-57
Rate	-1.0pp $-65	-0.5pp $-103	base $-143	+0.5pp $-183	+1.0pp $-224

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 289-char remark

   Show marketing remark (289 chars)

   3 bed 1 bath home on 4.5 acres of country living. Main floor laundry, large dining room, and spacious kitchen to entertain in. 2 car attached garage with additional 30x40 pole barn. Barn features 12 foot side walls and a 12 foot door. Entrance from garage is a combo mud room/laundry room.

2. 2026-05-13
   status Pending 289-char remark

   Show marketing remark (289 chars)

   3 bed 1 bath home on 4.5 acres of country living. Main floor laundry, large dining room, and spacious kitchen to entertain in. 2 car attached garage with additional 30x40 pole barn. Barn features 12 foot side walls and a 12 foot door. Entrance from garage is a combo mud room/laundry room.

3. 2026-05-13
   status Pending

   Show marketing remark (289 chars)

   3 bed 1 bath home on 4.5 acres of country living. Main floor laundry, large dining room, and spacious kitchen to entertain in. 2 car attached garage with additional 30x40 pole barn. Barn features 12 foot side walls and a 12 foot door. Entrance from garage is a combo mud room/laundry room.

4. 2026-05-01
   listed $154,900 Active 289-char remark

   Show marketing remark (289 chars)

   3 bed 1 bath home on 4.5 acres of country living. Main floor laundry, large dining room, and spacious kitchen to entertain in. 2 car attached garage with additional 30x40 pole barn. Barn features 12 foot side walls and a 12 foot door. Entrance from garage is a combo mud room/laundry room.

5. 2026-05-01
   listed $154,900 Active 289-char remark

   Show marketing remark (289 chars)

   3 bed 1 bath home on 4.5 acres of country living. Main floor laundry, large dining room, and spacious kitchen to entertain in. 2 car attached garage with additional 30x40 pole barn. Barn features 12 foot side walls and a 12 foot door. Entrance from garage is a combo mud room/laundry room.

6. 2026-05-01
   listed $154,900 Active

   Show marketing remark (289 chars)

   3 bed 1 bath home on 4.5 acres of country living. Main floor laundry, large dining room, and spacious kitchen to entertain in. 2 car attached garage with additional 30x40 pole barn. Barn features 12 foot side walls and a 12 foot door. Entrance from garage is a combo mud room/laundry room.

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$453/yr (+$38/mo · 30.6%)

ⓘ 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 3/10 Moderate 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,023
• − Mortgage interest: −$8,677
• − Property taxes: −$1,479
• − Insurance: −$774
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$4,506
• Taxable loss: −$4,498
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $-634/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

• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — SW Michigan MLS
• 2026-05-01 Listed $154,900 SW Michigan MLS
• 2026-05-01 Listed $154,900 MiRealSource-MiMLS
• 2026-05-01 Listed $154,900 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $1,479 · -34.7% YoY. Source: county tax records.