8836 Williams Rd · DeWitt, MI 48820

$119,900

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 21 Days on market

Built 1940 2.74 ac lot $159/sqft · 39% below area Est $196k · 39% under

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Why this score? — see what drove the B- 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest and Best Due on May 22, 2026. Ranch home is set back from the road on approximately 2.74 acres. Home has a 1st floor laundry. Two (2) car detached garage with 2 storage rooms, large shed for seasonal items or extra storage.

Key facts

• Storage rooms
• 1st floor laundry
• Large shed

Tags

• 1ST FLOOR LAUNDRY
• DETACHED GARAGE
• STORAGE ROOMS
• LARGE SHED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Ranch-style single-family home; Built in 1940
• Construction: Vinyl siding; Asphalt roof; Built in 1940; Crawl space foundation
• Exterior features: Shed(s) on property; Well water

Interior

• Kitchen: Kitchen (20 x 10)
• Bedrooms: Bedroom 2 (10 x 10)
• Flooring: Flooring throughout listed rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (Other)
• Interior features: Accessible entrance; Total of 5 rooms; Crawl space basement
• Laundry & utility: Laundry room (5 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.9% in DeWitt — 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 (#99 in MI, #2,361 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• 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.
• Market conditions: 103 active listings in the ZIP; high-income renter base; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($113k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 A-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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (median comp): $196,213
• List price: $119,900
• Delta: -38.89%
• 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
2412 E Alward Rd	0.53mi	2/1.0	864 (+14%)	20mo	$185,000	$214	35

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,527
• Equity at exit: $17,877

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $19,651
• Equity at exit: $10,367

Cash invested: $33,572 (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: 103
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$166 /mo · $1,998/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $265

Break-even live

Break-even rent $1,070

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $333	-5% $299	+0% $265	+5% $231	+10% $197
Rent	-10% $154	-5% $209	+0% $265	+5% $320	+10% $376
Rate	-1.0pp $325	-0.5pp $295	base $265	+0.5pp $234	+1.0pp $202

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-02
   status $119,900 Pending 21 DOM
2. 2026-06-01
   days on market $119,900 Active 21 DOM

   Show marketing remark (231 chars)

   Highest and Best Due on May 22, 2026. Ranch home is set back from the road on approximately 2.74 acres. Home has a 1st floor laundry. Two (2) car detached garage with 2 storage rooms, large shed for seasonal items or extra storage.

3. 2026-05-31
   days on market $119,900 Active 20 DOM
4. 2026-05-30
   days on market $119,900 Active 19 DOM
5. 2026-05-11
   listed $119,900 Active 193-char remark

   Show marketing remark (231 chars)

   Highest and Best Due on May 22, 2026. Ranch home is set back from the road on approximately 2.74 acres. Home has a 1st floor laundry. Two (2) car detached garage with 2 storage rooms, large shed for seasonal items or extra storage.

6. 2026-05-11
   listed $119,900 Active 193-char remark

   Show marketing remark (231 chars)

   Highest and Best Due on May 22, 2026. Ranch home is set back from the road on approximately 2.74 acres. Home has a 1st floor laundry. Two (2) car detached garage with 2 storage rooms, large shed for seasonal items or extra storage.

7. 2026-05-11
   listed $119,900 Active

   Show marketing remark (231 chars)

   Highest and Best Due on May 22, 2026. Ranch home is set back from the road on approximately 2.74 acres. Home has a 1st floor laundry. Two (2) car detached garage with 2 storage rooms, large shed for seasonal items or extra storage.

8. 2023-01-09
   soldstatus $146,000 Closed
9. 2023-01-09
   soldstatus $146,000
10. 2022-11-17
    status Pending
11. 2022-11-11
    listed $130,000 Active
12. 2022-11-08
    historical $130,000
13. 2022-11-08
    listed $130,000
14. 2020-07-09
    soldstatus $112,750
15. 2020-07-06
    soldstatus $112,750 Sold
16. 2020-07-06
    soldstatus $112,750
17. 2020-05-26
    listed $99,500 Active
18. 2020-05-26
    listed $99,500
19. 2015-07-07
    soldstatus $78,000
20. 2015-07-02
    soldstatus $78,000
21. 2015-07-02
    soldstatus $78,000
22. 2015-03-31
    listed $87,900
23. 2015-03-31
    listed $87,900

ⓘ 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: $1,998 · $166/mo
• Projected year-2 tax: $1,998 · $166/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,862
• − Mortgage interest: −$6,716
• − Property taxes: −$1,998
• − Insurance: −$600
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,488
• Taxable income: $1,363
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $2,852/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 — DeWitt

• Score: 78/100
• State rank: #99
• US rank: #2361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clinton County · 18,357 people
• City population: 18,357
• 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

+36.4% since first listed

22 events — show timeline

• 2026-06-01 Pending — REALCOMP
• 2026-06-01 Pending — MiRealSource-MiMLS
• 2026-06-01 Pending — SW Michigan MLS
• 2026-05-11 Listed $119,900 SW Michigan MLS
• 2026-05-11 Listed $119,900 MiRealSource-MiMLS
• 2026-05-11 Listed $119,900 REALCOMP
• 2023-01-09 Sold (MLS) $146,000 REALCOMP
• 2023-01-09 Sold (MLS) $146,000 Greater Lansing AoR
• 2022-11-17 Pending — Greater Lansing AoR
• 2022-11-11 Listed $130,000 Greater Lansing AoR
• 2022-11-08 Coming Soon $130,000 Greater Lansing AoR
• 2022-11-08 Listed $130,000 REALCOMP
• 2020-07-09 Sold (Public Records) $112,750 Public Records
• 2020-07-06 Sold (MLS) $112,750 Greater Lansing AoR
• 2020-07-06 Sold (MLS) $112,750 REALCOMP
• 2020-05-26 Listed $99,500 Greater Lansing AoR
• 2020-05-26 Listed $99,500 REALCOMP
• 2015-07-07 Sold (Public Records) $78,000 Public Records
• 2015-07-02 Sold (MLS) $78,000 Greater Lansing AoR
• 2015-07-02 Sold (MLS) $78,000 REALCOMP
• 2015-03-31 Listed $87,900 Greater Lansing AoR
• 2015-03-31 Listed $87,900 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $1,998 · +3.1% YoY. Source: county tax records.