103 Stockbridge St · Stockbridge, MI 48137

$325,000

4 bd · 2.0 ba · 2,180 sqft · SingleFamily public records · 44 Days on market

Built 1910 1.11 ac lot $149/sqft · 10% below area Est $363k · 10% under

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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 +12.8/30.0
• ARV discount +12.2/15.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! This stately Victorian style home built in 1910 is located right on the corner to walk into town or sit on your Large covered porch to enjoy the 4th of July parade. Newer windows, New Luxury Vinyl Planking Floors and freshly painted throughout the home, Hardwood floors in the Living Room and Dining Room. Dining Room has a stoned Natural Fireplace. Eat in Kitchen with all new Stainless Steel Appliances and Luxury Waterproof Vinyl Planking Floors. First Floor Laundry, Full Bath with updated Shower. Library/Office on the Main Floor. Upstairs enjoy the Four Bedrooms and Full Bath with new vanity and Fixtures. Small Balcony to relax on . ALL with Luxury Vinyl Plank Floors Attic Space for storage. Michigan Basement with Water softener, Gas FA Furnace and Hot water. Storm doors outside that leads into the basement for more storage. Large Barn with electricity and a loft area. and a Shed on property a little over an acre. Off the back of the home is a deck and a large Entrance/Mud room. Make this your home!

Key facts

• 1.11 acre lot
• Built 1910
• Listed 43 days

Property features AI

Finance

• Other: Property listed as residential — single family residence

Exterior

• Parking: No garage
• Security: Closed‑circuit cameras
• Utilities: Private well water; Sewer available; Electric on circuit breakers
• Home design: Single‑family residence; Two levels; Ground‑level entry; Original Village Gregory Unadilla Township subdivision
• Construction: Vinyl siding; Stone foundation; Asphalt roof; Built on a 1.11‑acre lot (lot dimensions: 206 x 246 x 130)
• Exterior features: Balcony; Deck; Porch; Barn(s); Shed(s)

Interior

• Kitchen: Dishwasher; Free‑standing electric range; Free‑standing refrigerator; Garbage disposal; Stainless steel appliances; Gas water heater
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Dishwasher; Garbage disposal; Free‑standing electric range; Free‑standing refrigerator; Stainless steel appliances; Wood‑burning fireplace in the dining room; Unfinished basement
• Laundry & utility: Laundry room with washer and dryer hookups; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-31 ($-375/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (18.6% below list).
• Recommended offer: $265k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.6% in Stockbridge — 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 67/100 on livability (#395 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Stockbridge Community Schools (rural): math 30% / reading 38% proficiency, ranked #277 of 540 in MI (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 44 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 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 $155k; list at $325k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $264,690 (18.6% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (median comp): $362,729
• List price: $325,000
• Delta: -10.40%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1760 Stonehouse Dr	0.32mi	4/2.5	2,122 (-3%)	1mo	$390,000	$184	78
15980 M36 Rd	0.28mi	3/2.0 (-1)	2,022 (-7%)	15mo	$302,000	$149	58
405 Main St	0.37mi	3/2.0 (-1)	1,900 (-13%)	11mo	$385,000	$203	47

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-54,689
• Equity at exit: $48,459

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-50,330
• Equity at exit: $28,100

Cash invested: $91,000 (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 48137

• Active inventory: 45
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,647 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$283 /mo · $3,390/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-31

Break-even live

Break-even rent $2,686

Max offer price $319,484

Occupancy floor 96%

Sensitivity live

Price	-10% $153	-5% $61	+0% $-31	+5% $-123	+10% $-215
Rent	-10% $-240	-5% $-136	+0% $-31	+5% $73	+10% $178
Rate	-1.0pp $132	-0.5pp $51	base $-31	+0.5pp $-115	+1.0pp $-201

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $325,000 Active 44 DOM
2. 2026-06-19
   days on market $325,000 Active 42 DOM
3. 2026-06-18
   days on market $325,000 Active 41 DOM
4. 2026-06-17
   days on market $325,000 Active 40 DOM
5. 2026-06-16
   days on market $325,000 Active 39 DOM
6. 2026-06-15
   days on market $325,000 Active 38 DOM
7. 2026-06-14
   days on market $325,000 Active 36 DOM
8. 2026-06-13
   days on market $325,000 Active 35 DOM
9. 2026-06-10
   days on market $325,000 Active 33 DOM
10. 2026-06-09
    days on market $325,000 Active 32 DOM
11. 2026-06-08
    days on market $325,000 Active 31 DOM
12. 2026-06-07
    days on market $325,000 Active 30 DOM
13. 2026-06-02
    days on market $325,000 Active 25 DOM
14. 2026-06-01
    days on market $325,000 Active 24 DOM
15. 2026-05-31
    days on market $325,000 Active 23 DOM
16. 2026-05-30
    days on market $325,000 Active 22 DOM
17. 2026-05-08
    listed $325,000 Active 1046-char remark

    Show marketing remark (1044 chars)

    Location, Location, Location! This stately Victorian style home built in 1910 is located right on the corner to walk into town or sit on your Large covered porch to enjoy the 4th of July parade. Newer windows, New Luxury Vinyl Planking Floors and freshly painted throughout the home, Hardwood floors in the Living Room and Dining Room. Dining Room has a stoned Natural Fireplace. Eat in Kitchen with all new Stainless Steel Appliances and Luxury Waterproof Vinyl Planking Floors. First Floor Laundry, Full Bath with updated Shower. Library/Office on the Main Floor. Upstairs enjoy the Four Bedrooms and Full Bath with new vanity and Fixtures. Small Balcony to relax on . ALL with Luxury Vinyl Plank Floors Attic Space for storage. Michigan Basement with Water softener, Gas FA Furnace and Hot water. Storm doors outside that leads into the basement for more storage. Large Barn with electricity and a loft area. and a Shed on property a little over an acre. Off the back of the home is a deck and a large Entrance/Mud room. Make this your home!

18. 2026-05-08
    listed $325,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    Location, Location, Location! This stately Victorian style home built in 1910 is located right on the corner to walk into town or sit on your Large covered porch to enjoy the 4th of July parade. Newer windows, New Luxury Vinyl Planking Floors and freshly painted throughout the home, Hardwood floors in the Living Room and Dining Room. Dining Room has a stoned Natural Fireplace. Eat in Kitchen with all new Stainless Steel Appliances and Luxury Waterproof Vinyl Planking Floors. First Floor Laundry, Full Bath with updated Shower. Library/Office on the Main Floor. Upstairs enjoy the Four Bedrooms and Full Bath with new vanity and Fixtures. Small Balcony to relax on . ALL with Luxury Vinyl Plank Floors Attic Space for storage. Michigan Basement with Water softener, Gas FA Furnace and Hot water. Storm doors outside that leads into the basement for more storage. Large Barn with electricity and a loft area. and a Shed on property a little over an acre. Off the back of the home is a deck and a large Entrance/Mud room. Make this your home!

19. 2008-05-05
    historical
20. 2008-04-24
    listed $169,900
21. 2004-09-07
    soldstatus $155,000

ⓘ 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: $3,390 · $283/mo
• Projected year-2 tax: $4,198 · $350/mo
• Expected delta: +$807/yr (+$67/mo · 23.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $31,763
• − Mortgage interest: −$18,205
• − Property taxes: −$3,390
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − Depreciation: −$9,455
• Taxable loss: −$5,994
• Est. tax savings @ 24.0%: +$1,439
• After-tax cash flow: $1,064/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: Stockbridge Community Schools
• NCES district ID: 2633030
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $59,009
• Composite: 30.35/100
• National rank: #6261
• State rank: #277 of 540 in MI

Livability — Stockbridge

• Score: 67/100
• State rank: #395
• US rank: #10715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,293

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% Native American 1%
• Common ancestry: Romanian 10% Italian 8% Slovak 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3%

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: ▼ -146.21%
• Current HPI: 198.5923
• 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

+109.7% since first listed

5 events — show timeline

• 2026-05-08 Listed $325,000 MiRealSource-MiMLS
• 2026-05-08 Listed $325,000 REALCOMP
• 2008-05-05 Listing Removed — REALCOMP
• 2008-04-24 Listed $169,900 REALCOMP
• 2004-09-07 Sold (Public Records) $155,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,390 · +62.4% YoY. Source: county tax records.