744 E Sibley St · Howell, MI 48843

$290,000

4 bd · 2.0 ba · 1,912 sqft · Other public records · 69 Days on market

Built 1890 8,276 sqft lot $152/sqft · at area comps Est $298k · at est.

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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 +14.1/30.0
• ARV discount +8.6/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Excellent opportunity to own a long term solid 2 unit investment property to add to your portfolio * * Both units currently leased, (Upper unit is Month to month) * * Are you just starting out, or downsizing? Why not live in one unit and lease the other one? * * property is in very good and maintained condition, Both units have updated kitchens and baths, newer LVP in upper unit * * Shared basement with Laundry and storage, each unit has space in the shared garage * * Short distance to downtown, shopping, local eateries, farmers market and festivals * * DO NOT APPROACH PROPERTY WITHOUT AN APPOINTMENT AND ACCOMPANIED BY A REAL ESTATE AGENT * *

Key facts

• Updated baths
• Updated kitchens
• 8,276 sq ft lot

Tags

• UPDATED KITCHENS
• UPDATED BATHS
• SHORT DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $43 ($511/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 $264k (9.0% below list).
• Recommended offer: $264k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Howell — 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 (#107 in MI, #2,598 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parker Middle School (math 38% / reading 53%, grade D+, #161 of 493 statewide, top 33%, 741 students, 34% FRL); Howell High School (math 36% / reading 60%, grade D, #183 of 713 statewide, top 26%, 2,024 students, 25% FRL).
• Market conditions: 345 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 69 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $290k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $263,948 (9.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $297,501
• List price: $290,000
• Delta: -2.52%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-44,218
• Equity at exit: $43,240

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-34,756
• Equity at exit: $25,074

Cash invested: $81,200 (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 48843

• Active inventory: 345
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$401 /mo · $4,812/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $43

Break-even live

Break-even rent $2,586

Max offer price $290,000

Occupancy floor 93%

Sensitivity live

Price	-10% $207	-5% $125	+0% $43	+5% $-40	+10% $-122
Rent	-10% $-166	-5% $-62	+0% $43	+5% $147	+10% $251
Rate	-1.0pp $189	-0.5pp $116	base $43	+0.5pp $-33	+1.0pp $-109

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2378 Melton Dr Howell, MI	3.0	1.0	1464	$2,075	$1.42	7d	1	0.90mi
684 Glenlivet St Howell, MI	3.0	3.5	1812	$2,500	$1.38	26d	1	1.38mi

Listing history 39 events

1. 2026-06-21
   days on market $290,000 Active 69 DOM
2. 2026-06-18
   days on market $290,000 Active 66 DOM
3. 2026-06-17
   days on market $290,000 Active 65 DOM
4. 2026-06-16
   days on market $290,000 Active 64 DOM
5. 2026-06-15
   days on market $290,000 Active 63 DOM
6. 2026-06-13
   days on market $290,000 Active 61 DOM
7. 2026-06-13
   days on market $290,000 Active 60 DOM
8. 2026-06-09
   days on market $290,000 Active 57 DOM
9. 2026-06-08
   days on market $290,000 Active 56 DOM
10. 2026-06-07
    days on market $290,000 Active 55 DOM
11. 2026-06-04
    days on market $290,000 Active 52 DOM
12. 2026-06-03
    days on market $290,000 Active 51 DOM
13. 2026-06-02
    days on market $290,000 Active 50 DOM
14. 2026-06-01
    days on market $290,000 Active 49 DOM
15. 2026-05-31
    days on market $290,000 Active 48 DOM
16. 2026-05-03
    historical Accepting Backup Offers 664-char remark

    Show marketing remark (664 chars)

    * * Excellent opportunity to own a long term solid 2 unit investment property to add to your portfolio * * Both units currently leased, (Upper unit is Month to month) * * Are you just starting out, or downsizing? Why not live in one unit and lease the other one? * * property is in very good and maintained condition, Both units have updated kitchens and baths, newer LVP in upper unit * * Shared basement with Laundry and storage, each unit has space in the shared garage * * Short distance to downtown, shopping, local eateries, farmers market and festivals * * DO NOT APPROACH PROPERTY WITHOUT AN APPOINTMENT AND ACCOMPANIED BY A REAL ESTATE AGENT * *

17. 2026-05-03
    historical Active Under Contract 664-char remark

    Show marketing remark (664 chars)

    * * Excellent opportunity to own a long term solid 2 unit investment property to add to your portfolio * * Both units currently leased, (Upper unit is Month to month) * * Are you just starting out, or downsizing? Why not live in one unit and lease the other one? * * property is in very good and maintained condition, Both units have updated kitchens and baths, newer LVP in upper unit * * Shared basement with Laundry and storage, each unit has space in the shared garage * * Short distance to downtown, shopping, local eateries, farmers market and festivals * * DO NOT APPROACH PROPERTY WITHOUT AN APPOINTMENT AND ACCOMPANIED BY A REAL ESTATE AGENT * *

18. 2026-04-13
    listed $290,000 Active 664-char remark

    Show marketing remark (664 chars)

    * * Excellent opportunity to own a long term solid 2 unit investment property to add to your portfolio * * Both units currently leased, (Upper unit is Month to month) * * Are you just starting out, or downsizing? Why not live in one unit and lease the other one? * * property is in very good and maintained condition, Both units have updated kitchens and baths, newer LVP in upper unit * * Shared basement with Laundry and storage, each unit has space in the shared garage * * Short distance to downtown, shopping, local eateries, farmers market and festivals * * DO NOT APPROACH PROPERTY WITHOUT AN APPOINTMENT AND ACCOMPANIED BY A REAL ESTATE AGENT * *

19. 2026-04-13
    listed $290,000 Active 664-char remark

    Show marketing remark (664 chars)

    * * Excellent opportunity to own a long term solid 2 unit investment property to add to your portfolio * * Both units currently leased, (Upper unit is Month to month) * * Are you just starting out, or downsizing? Why not live in one unit and lease the other one? * * property is in very good and maintained condition, Both units have updated kitchens and baths, newer LVP in upper unit * * Shared basement with Laundry and storage, each unit has space in the shared garage * * Short distance to downtown, shopping, local eateries, farmers market and festivals * * DO NOT APPROACH PROPERTY WITHOUT AN APPOINTMENT AND ACCOMPANIED BY A REAL ESTATE AGENT * *

20. 2018-08-07
    soldstatus $155,000
21. 2018-07-27
    soldstatus $155,000 Sold
22. 2018-07-27
    soldstatus $155,000 Closed
23. 2018-06-22
    status Pending
24. 2018-06-20
    status Pending
25. 2018-06-16
    status Active
26. 2018-06-16
    status Active
27. 2018-06-04
    status Pending
28. 2018-06-04
    status Pending
29. 2018-06-01
    listed $155,000 Active
30. 2018-06-01
    listed $155,000 Active
31. 2015-11-20
    soldstatus $725
32. 2015-11-18
    historical
33. 2015-10-28
    listed $725
34. 2015-08-08
    soldstatus $725
35. 2015-08-06
    historical
36. 2015-07-22
    listed $725
37. 2014-05-01
    soldstatus $675
38. 2014-04-21
    historical
39. 2014-03-20
    listed $675

ⓘ 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: $4,812 · $401/mo
• Projected year-2 tax: $4,812 · $401/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 3/10 Moderate 7 d/yr ≥96°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: $31,674
• − Mortgage interest: −$16,245
• − Property taxes: −$4,812
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$8,436
• Taxable loss: −$4,337
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,552/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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 of 540 in MI

Livability — Howell

• Score: 78/100
• State rank: #107
• US rank: #2598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howell, MI
• County: Livingston County · 121,626 people
• City population: 48,014
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 48,014
• Household income: $94,577
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 644.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Italian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

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: ▼ -326.17%
• Current HPI: 180.5058
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+87.1% since first listed

24 events — show timeline

• 2026-05-03 Contingent — MiRealSource-MiMLS
• 2026-05-03 Contingent — REALCOMP
• 2026-04-13 Listed $290,000 REALCOMP
• 2026-04-13 Listed $290,000 MiRealSource-MiMLS
• 2018-08-07 Sold (Public Records) $155,000 Public Records
• 2018-07-27 Sold (MLS) $155,000 MiRealSource-MiMLS
• 2018-07-27 Sold (MLS) $155,000 REALCOMP
• 2018-06-22 Pending — MiRealSource-MiMLS
• 2018-06-20 Pending — REALCOMP
• 2018-06-16 Relisted — MiRealSource-MiMLS
• 2018-06-16 Relisted — REALCOMP
• 2018-06-04 Pending — MiRealSource-MiMLS
• 2018-06-04 Pending — REALCOMP
• 2018-06-01 Listed $155,000 MiRealSource-MiMLS
• 2018-06-01 Listed $155,000 REALCOMP
• 2015-11-20 Sold (MLS) $725 MiRealSource-MiMLS
• 2015-11-18 Listing Removed — MiRealSource-MiMLS
• 2015-10-28 Listed $725 MiRealSource-MiMLS
• 2015-08-08 Sold (MLS) $725 MiRealSource-MiMLS
• 2015-08-06 Listing Removed — MiRealSource-MiMLS
• 2015-07-22 Listed $725 MiRealSource-MiMLS
• 2014-05-01 Sold (MLS) $675 MiRealSource-MiMLS
• 2014-04-21 Listing Removed — MiRealSource-MiMLS
• 2014-03-20 Listed $675 MiRealSource-MiMLS

Property tax history

+4.7%/yr

Latest (2025): $4,812 · +3.0% YoY. Source: county tax records.