3080 W Needmore Hwy · Mulliken, MI 48813

$81,407

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 14 Days on market

Built 1988 1.00 ac lot $94/sqft · 67% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3080 W Needmore! This 1988 built ranch style home features a full basement and is nestled on 1 acre in Charlotte schools! Please submit all offers to My Next Bid.

Key facts

• Full basement
• 1 acre
• 1 acre lot

Tags

• FULL BASEMENT
• 1 ACRE

Property features AI

Exterior

• Parking: No attached garage; No designated parking
• Utilities: Septic tank
• Home design: Single-story home (One level); Built in 1988
• Construction: Vinyl siding
• Exterior features: Shingle roof; Shed on property; Approximately 1.0 acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms (includes Primary Bedroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Full basement; Porch
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).

Location & tenants

• Location reads 65/100 on livability (#466 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Charlotte Public Schools (town): math 31% / reading 40% proficiency, ranked #261 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 active listings in the ZIP; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $563 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $81,407

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
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: 1.40% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 5.9

CMA / ARV

• ARV (median comp): $247,299
• List price: $81,407
• Delta: -67.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $7,522
• Equity at exit: $12,138

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $33,293
• Equity at exit: $7,039

Cash invested: $22,794 (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 48813

• Active inventory: 97
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$427
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $325

Break-even live

Break-even rent $729

Max offer price $81,407

Occupancy floor 67%

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: $20,352
• Closing costs: $2,442
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending 173-char remark

   Show marketing remark (173 chars)

   Welcome to 3080 W Needmore! This 1988 built ranch style home features a full basement and is nestled on 1 acre in Charlotte schools! Please submit all offers to My Next Bid.

2. 2026-05-07
   status Pending 173-char remark

   Show marketing remark (173 chars)

   Welcome to 3080 W Needmore! This 1988 built ranch style home features a full basement and is nestled on 1 acre in Charlotte schools! Please submit all offers to My Next Bid.

3. 2026-04-22
   listed $81,407 Active 173-char remark

   Show marketing remark (173 chars)

   Welcome to 3080 W Needmore! This 1988 built ranch style home features a full basement and is nestled on 1 acre in Charlotte schools! Please submit all offers to My Next Bid.

4. 2026-04-22
   listed $81,407 Active 173-char remark

   Show marketing remark (173 chars)

   Welcome to 3080 W Needmore! This 1988 built ranch style home features a full basement and is nestled on 1 acre in Charlotte schools! Please submit all offers to My Next Bid.

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/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 ≥97°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: $13,684
• − Mortgage interest: −$4,560
• − Property taxes: −$1,382
• − Insurance: −$407
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,368
• Taxable income: $2,777
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,231/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: Charlotte Public Schools
• NCES district ID: 2608770
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $54,722
• Composite: 31.18/100
• National rank: #6048
• State rank: #261 of 540 in MI

Livability — Mulliken

• Score: 65/100
• State rank: #466
• US rank: #13269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,263

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.48%
• Current HPI: 183.0171
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — Greater Lansing AoR
• 2026-04-22 Listed $81,407 Greater Lansing AoR
• 2026-04-22 Listed $81,407 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $1,382 · +3.3% YoY. Source: county tax records.