2095 Liberty St · Fairgrove, MI 48733

$154,000

4 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 39 Days on market

Built 1900 0.38 ac lot $150/sqft · 76% above area Est $161k · at est.

---

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 +15.5/30.0
• ARV discount +9.5/15.0
• Appreciation +7.1/10.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! This charming historic home is fabulous and waiting for you! This is the best of both worlds-downtown yet an incredible country feel throughout. Huge fenced backyard, facing nature. This lovely home offers so much space- Four bedrooms including one on the first floor. .. two bathrooms. . windowed three season room, vast living & dining room as well. Lots of walk-in closets throughout. Detached garage plus basement for all your storage needs. Newer hot water heater, Newer central air, Furnace updated in 2025, Newer windows throughout most, NEW front porch, Retrofoam added, Newer electrical panel- this is what you have been waiting for! Some photos include virtual staging. Schedule your showing today!!!

Key facts

• New front porch
• Basement
• Walk-in closets

Tags

• FENCED BACKYARD
• WINDOWED THREE SEASON ROOM
• WALK-IN CLOSETS
• DETACHED GARAGE
• BASEMENT
• NEW FRONT PORCH

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 66 x 100 x 228 x 148 x 74 x 132; Lot size about 0.38 acres

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Unfinished basement; 10 total rooms
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $63 ($754/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 $131k (14.9% below list).
• Recommended offer: $131k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#639 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Akron-Fairgrove Schools (rural): math 35% / reading 35% proficiency, ranked #464 of 760 in MI (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 56 units permitted in Tuscola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.2% local appreciation)).
• Tuscola County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago 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.
• Current owner paid $35k; list at $154k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,000 (14.9% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $161,211
• List price: $154,000
• Delta: -4.47%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4970 Center St	0.25mi	3/1.0 (-1)	1,000 (-3%)	2mo	$96,000	$96	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.75×
• Total profit: $32,180
• Equity at exit: $79,526

10-year hold

• IRR: 13.6%
• Equity multiple: 3.26×
• Total profit: $97,572
• Equity at exit: $131,239

Cash invested: $43,120 (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 48733

• Home prices YoY: 1.9%
• Active inventory: 7
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $63

Break-even live

Break-even rent $1,230

Max offer price $154,000

Occupancy floor 90%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $154,000 Active 39 DOM
2. 2026-06-18
   price $154,000 Active 38 DOM
3. 2026-06-18
   days on market $159,800 Active 38 DOM
4. 2026-06-17
   days on market $159,800 Active 37 DOM
5. 2026-06-16
   days on market $159,800 Active 36 DOM
6. 2026-06-15
   days on market $159,800 Active 35 DOM
7. 2026-06-14
   days on market $159,800 Active 33 DOM
8. 2026-06-12
   days on market $159,800 Active 32 DOM
9. 2026-06-09
   days on market $159,800 Active 29 DOM
10. 2026-06-08
    days on market $159,800 Active 28 DOM
11. 2026-06-07
    days on market $159,800 Active 27 DOM
12. 2026-06-02
    days on market $159,800 Active 22 DOM
13. 2026-06-01
    days on market $159,800 Active 21 DOM
14. 2026-05-31
    days on market $159,800 Active 20 DOM
15. 2026-05-30
    days on market $159,800 Active 19 DOM
16. 2026-05-11
    listed $159,800 Active 693-char remark

    Show marketing remark (730 chars)

    Welcome home! This charming historic home is fabulous and waiting for you! This is the best of both worlds-downtown yet an incredible country feel throughout. Huge fenced backyard, facing nature. This lovely home offers so much space- Four bedrooms including one on the first floor. .. two bathrooms. . windowed three season room, vast living & dining room as well. Lots of walk-in closets throughout. Detached garage plus basement for all your storage needs. Newer hot water heater, Newer central air, Furnace updated in 2025, Newer windows throughout most, NEW front porch, Retrofoam added, Newer electrical panel- this is what you have been waiting for! Some photos include virtual staging. Schedule your showing today!!!

17. 2026-05-11
    listed $159,800 Active 693-char remark

    Show marketing remark (730 chars)

    Welcome home! This charming historic home is fabulous and waiting for you! This is the best of both worlds-downtown yet an incredible country feel throughout. Huge fenced backyard, facing nature. This lovely home offers so much space- Four bedrooms including one on the first floor. .. two bathrooms. . windowed three season room, vast living & dining room as well. Lots of walk-in closets throughout. Detached garage plus basement for all your storage needs. Newer hot water heater, Newer central air, Furnace updated in 2025, Newer windows throughout most, NEW front porch, Retrofoam added, Newer electrical panel- this is what you have been waiting for! Some photos include virtual staging. Schedule your showing today!!!

18. 2026-05-01
    listed $159,800 Active

    Show marketing remark (736 chars)

    Welcome home! This charming historic home is fabulous and waiting for you! This is the best of both worlds- downtown yet an incredible country feel throughout. Huge fenced backyard, facing nature. This lovely home offers so much space- Four bedrooms including one on the first floor. .. two bathrooms. . windowed three season room, vast living & dining room as well. Lots of walk-in closets throughout. Detached garage plus basement for all your storage needs. Newer hot water heater, Newer central air, Furnace updated in 2025, Newer windows throughout most, NEW front porch, Retrofoam added, Newer electrical panel - this is what you have been waiting for! Some photos have been virtually staged. Schedule your showing today!!

19. 2026-05-01
    listed $159,800 Active

    Show marketing remark (736 chars)

    Welcome home! This charming historic home is fabulous and waiting for you! This is the best of both worlds- downtown yet an incredible country feel throughout. Huge fenced backyard, facing nature. This lovely home offers so much space- Four bedrooms including one on the first floor. .. two bathrooms. . windowed three season room, vast living & dining room as well. Lots of walk-in closets throughout. Detached garage plus basement for all your storage needs. Newer hot water heater, Newer central air, Furnace updated in 2025, Newer windows throughout most, NEW front porch, Retrofoam added, Newer electrical panel - this is what you have been waiting for! Some photos have been virtually staged. Schedule your showing today!!

20. 2026-04-28
    historical $159,800
21. 2008-10-08
    soldstatus $35,000
22. 2008-10-08
    soldstatus $35,000
23. 2008-10-08
    soldstatus $35,000
24. 2008-10-08
    soldstatus $35,000
25. 2008-10-07
    soldstatus $35,000
26. 2008-08-18
    historical
27. 2008-07-31
    listed $39,900
28. 2008-07-31
    listed $39,900
29. 2008-07-30
    listed $39,900
30. 2008-07-30
    listed $39,900

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: +$584/yr (+$49/mo · 48.5%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,720
• − Mortgage interest: −$8,626
• − Property taxes: −$1,204
• − Insurance: −$770
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,480
• Taxable loss: −$1,875
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $1,204/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: Akron-Fairgrove Schools
• NCES district ID: 2602010
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $40,975
• Composite: 32.12/100
• National rank: #10981
• State rank: #464 of 760 in MI

Livability — Fairgrove

• Score: 57/100
• State rank: #639
• US rank: #21640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairgrove, MI
• Population (ZIP): 1,650

Population outlook (Tuscola County) Hauer SSP2

• Today (2025): 49,930 people
• By 2030: 47,294 · -5.3%
• By 2040: 41,504 · -16.9%
• By 2050: 35,560 · -28.8%
• By 2075: 24,455 · -51.0%
• By 2100: 16,507 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 7% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Tuscola

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.3%
• 2008→2024 swing: -42.1pp toward R · 2008: -0.8pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+39.3 2016: R+38.0 2012: R+10.8 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.16%
• Current HPI: 217.0238
• 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

+300.5% since first listed

15 events — show timeline

• 2026-05-11 Listed $159,800 REALCOMP
• 2026-05-11 Listed $159,800 MiRealSource-MiMLS
• 2026-05-01 Listed $159,800 REALCOMP
• 2026-05-01 Listed $159,800 MiRealSource-MiMLS
• 2026-04-28 Coming Soon $159,800 MiRealSource-MiMLS
• 2008-10-08 Sold (MLS) $35,000 REALCOMP
• 2008-10-08 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2008-10-08 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2008-10-08 Sold (MLS) $35,000 REALCOMP
• 2008-10-07 Sold (Public Records) $35,000 Public Records
• 2008-08-18 Listing Removed — MiRealSource-MiMLS
• 2008-07-31 Listed $39,900 REALCOMP
• 2008-07-31 Listed $39,900 MiRealSource-MiMLS
• 2008-07-30 Listed $39,900 MiRealSource-MiMLS
• 2008-07-30 Listed $39,900 REALCOMP

Property tax history

-0.8%/yr

Latest (2025): $1,204 · +58.7% YoY. Source: county tax records.