1910 W Pratt Rd · Olive, MI 48820

$319,900

6 bd · 3.0 ba · 2,880 sqft · SingleFamily public records · 58 Days on market

Built 1880 1.00 ac lot $111/sqft · 27% below area Est $470k · 32% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1910 W Pratt Rd DeWitt! St Johns Schools! Over 3,000 finished sq. ft of Living! 6 Bedrooms! 3 Full Baths! 1 Acre! Polebarn! Oversized Double Kitchen! Formal Dining! Family Room! Great Room on 3rd Level w/ 2 Bedrooms! So much to offer! Addition added 2005. (attached Garage/Great Rm/2 Bdrms) Don't Miss this one! (sq. ft is approx) Seller will pay 3% Of Buyers Closing Costs toward flooring allowance!

Key facts

• Formal dining
• Polebarn
• 1 acre lot

Tags

• POLEBARN
• OVERSIZED DOUBLE KITCHEN
• FORMAL DINING
• GREAT ROOM ON 3RD LEVEL

Property features AI

Exterior

• Parking: Attached garage with garage door opener and inside entrance; Additional parking, driveway, detached carport, paved surfaces; Garage faces side
• Utilities: 100 amp electric service with circuit breakers; 220 volts available for spa, kitchen, and laundry; Septic tank; Propane available; High-speed internet available
• Home design: Updated/remodeled property; Built in 1880; Living area approximately 3070
• Construction: Vinyl siding; Combination foundation; Other structures include garages and a poultry coop
• Exterior features: Private 1.0-acre lot with front and back yard and few trees; Front porch and patio; Porch; Shingle roof; Windows with aluminum frames, blinds, double pane, insulated, ENERGY STAR qualified, with screens; Asphalt and concrete road access

Interior

• Kitchen: Eat-in kitchen; Breakfast bar; Pantry; 220V in kitchen
• Bedrooms: 6 bedrooms (including primary bedroom on main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Pantry; Primary bedroom on the main floor; Soaking tub; Daylight, partially finished basement with interior entry, egress windows, sump pump, concrete and dirt floor areas
• Laundry & utility: Laundry located in basement; 220V in laundry

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (25.3% below list).
• Recommended offer: $239k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St. Johns Public Schools (rural): math 33% / reading 50% proficiency, ranked #177 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St Johns Middle School (math 28% / reading 54%, grade F, #195 of 493 statewide, top 41%, 569 students, 41% FRL) — zoned schools average 41% FRL vs 26% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 104 active listings in the ZIP; high-income renter base; 154 units permitted in Clinton 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,085 (25.3% 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 58 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — 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. 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?
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: 0.75% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $470,246
• List price: $319,900
• Delta: -31.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 W Pratt Rd	0.49mi	5/2.5 (-1)	2,848 (-1%)	19mo	$443,040	$156	52

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-59,654
• Equity at exit: $47,698

10-year hold

• IRR: -11.7%
• Equity multiple: 0.31×
• Total profit: $-62,253
• Equity at exit: $27,659

Cash invested: $89,572 (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 48820

• Active inventory: 104
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$199 /mo · $2,391/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-121

Break-even live

Break-even rent $2,544

Max offer price $298,462

Occupancy floor —

Sensitivity live

Price	-10% $60	-5% $-31	+0% $-121	+5% $-212	+10% $-302
Rent	-10% $-310	-5% $-216	+0% $-121	+5% $-27	+10% $68
Rate	-1.0pp $40	-0.5pp $-40	base $-121	+0.5pp $-204	+1.0pp $-289

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   pricedays on market $319,900 Active 58 DOM
2. 2026-06-18
   days on market $329,900 Active 55 DOM
3. 2026-06-17
   days on market $329,900 Active 54 DOM
4. 2026-06-16
   days on market $329,900 Active 53 DOM
5. 2026-06-15
   days on market $329,900 Active 52 DOM
6. 2026-06-14
   days on market $329,900 Active 50 DOM
7. 2026-06-13
   days on market $329,900 Active 49 DOM
8. 2026-06-10
   days on market $329,900 Active 47 DOM
9. 2026-06-09
   days on market $329,900 Active 46 DOM
10. 2026-06-08
    days on market $329,900 Active 45 DOM
11. 2026-06-07
    remarks 412-char remark
12. 2026-06-07
    pricedays on market $329,900 Active 44 DOM
13. 2026-06-05
    days on market $334,900 Active 41 DOM

    Show marketing remark (412 chars)

    Welcome to 1910 W Pratt Rd DeWitt! St Johns Schools! Over 3,000 finished sq. ft of Living! 6 Bedrooms! 3 Full Baths! 1 Acre! Polebarn! Oversized Double Kitchen! Formal Dining! Family Room! Great Room on 3rd Level w/ 2 Bedrooms! So much to offer! Addition added 2005. (attached Garage/Great Rm/2 Bdrms) Don't Miss this one! (sq. ft is approx) Seller will pay 3% Of Buyers Closing Costs toward flooring allowance!

14. 2026-06-03
    days on market $334,900 Active 40 DOM
15. 2026-06-02
    days on market $334,900 Active 39 DOM
16. 2026-06-01
    days on market $334,900 Active 38 DOM
17. 2026-05-31
    days on market $334,900 Active 37 DOM
18. 2026-05-30
    days on market $334,900 Active 36 DOM
19. 2026-04-24
    listed $349,900 Active 340-char remark

    Show marketing remark (412 chars)

    Welcome to 1910 W Pratt Rd DeWitt! St Johns Schools! Over 3,000 finished sq. ft of Living! 6 Bedrooms! 3 Full Baths! 1 Acre! Polebarn! Oversized Double Kitchen! Formal Dining! Family Room! Great Room on 3rd Level w/ 2 Bedrooms! So much to offer! Addition added 2005. (attached Garage/Great Rm/2 Bdrms) Don't Miss this one! (sq. ft is approx) Seller will pay 3% Of Buyers Closing Costs toward flooring allowance!

20. 2026-04-24
    listed $349,900 Active 342-char remark

    Show marketing remark (412 chars)

    Welcome to 1910 W Pratt Rd DeWitt! St Johns Schools! Over 3,000 finished sq. ft of Living! 6 Bedrooms! 3 Full Baths! 1 Acre! Polebarn! Oversized Double Kitchen! Formal Dining! Family Room! Great Room on 3rd Level w/ 2 Bedrooms! So much to offer! Addition added 2005. (attached Garage/Great Rm/2 Bdrms) Don't Miss this one! (sq. ft is approx) Seller will pay 3% Of Buyers Closing Costs toward flooring allowance!

ⓘ 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: $2,391 · $199/mo
• Projected year-2 tax: $3,659 · $305/mo
• Expected delta: +$1,268/yr (+$106/mo · 53.0%)

ⓘ 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 · 15 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: $28,690
• − Mortgage interest: −$17,919
• − Property taxes: −$2,391
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$9,306
• Taxable loss: −$7,116
• Est. tax savings @ 24.0%: +$1,708
• After-tax cash flow: $252/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: St. Johns Public Schools
• NCES district ID: 2632820
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $56,002
• Composite: 36.25/100
• National rank: #4710
• State rank: #177 of 540 in MI

Livability — Olive

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clinton County · 18,357 people
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 18,357
• Household income: $112,526
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 183.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.50%
• Current HPI: 231.0122
• Rent YoY: —
• Metro: Lansing-East Lansing, MI
• 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

-5.7% since first listed

6 events — show timeline

• 2026-06-05 Price Changed $329,900 REALCOMP
• 2026-06-05 Price Changed $329,900 Greater Lansing AoR
• 2026-05-22 Price Changed $334,900 REALCOMP
• 2026-05-22 Price Changed $334,900 Greater Lansing AoR
• 2026-04-24 Listed $349,900 Greater Lansing AoR
• 2026-04-24 Listed $349,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $2,391 · +3.0% YoY. Source: county tax records.