210 W Ash St · Albion, MI 49224

$55,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 16 Days on market

Built 1850 7,536 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• 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

Home offer three bedrooms, large kitchen and living spaces, as well as a detached garage and fenced in yard. Come see everything this home has to offer and let your imagination run wild.

Key facts

• Large kitchen
• Fenced in yard
• 7,536 sq ft lot

Tags

• LARGE KITCHEN
• FENCED IN YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Traditional single-family residence; Approximately 1,442 total building area; Built in 1850
• Construction: Wood siding construction
• Exterior features: Public water; 0.17-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Crawl space and Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 8.6% in Albion — 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 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, schools F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1850 — 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 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $119,168
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Orchard	0.53mi	3/1.0	1,122 (+6%)	3mo	$65,000	$58	64
806 S Eaton St	0.20mi	4/2.0 (+1)	1,166 (+10%)	7mo	$95,000	$81	60
316 Perry St	0.40mi	3/2.0	1,115 (+5%)	12mo	$72,500	$65	59
117 E Walnut St	0.20mi	2/1.0 (-1)	1,200 (+13%)	7mo	$134,900	$112	58
810 N Superior St	0.64mi	2/1.0 (-1)	1,104 (+4%)	11mo	$94,900	$86	50
811 S Clinton St	0.22mi	3/1.0	912 (-14%)	20mo	$112,000	$123	49
107 S Berrien St	0.40mi	3/2.0	1,148 (+8%)	24mo	$175,000	$152	44
710 N Ionia St	0.62mi	2/1.0 (-1)	1,008 (-5%)	22mo	$115,000	$114	39

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: 17.2%
• Equity multiple: 1.70×
• Total profit: $10,713
• Equity at exit: $8,201

10-year hold

• IRR: 25.7%
• Equity multiple: 3.25×
• Total profit: $34,670
• Equity at exit: $4,755

Cash invested: $15,400 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $308

Break-even live

Break-even rent $505

Max offer price $55,000

Occupancy floor 61%

Sensitivity live

Price	-10% $339	-5% $323	+0% $308	+5% $292	+10% $277
Rent	-10% $237	-5% $272	+0% $308	+5% $343	+10% $378
Rate	-1.0pp $335	-0.5pp $322	base $308	+0.5pp $293	+1.0pp $279

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 E North St Albion, MI	2.0	1.0	820	$895	$1.09	44d	1	0.91mi

Listing history 13 events

1. 2026-06-19
   days on market $55,000 Active 16 DOM
2. 2026-06-18
   days on market $55,000 Active 15 DOM
3. 2026-06-17
   days on market $55,000 Active 14 DOM
4. 2026-06-16
   days on market $55,000 Active 13 DOM
5. 2026-06-15
   days on market $55,000 Active 12 DOM
6. 2026-06-14
   days on market $55,000 Active 10 DOM
7. 2026-06-13
   days on market $55,000 Active 9 DOM
8. 2026-06-10
   days on market $55,000 Active 7 DOM
9. 2026-06-09
   days on market $55,000 Active 6 DOM
10. 2026-06-08
    days on market $55,000 Active 5 DOM
11. 2026-06-07
    days on market $55,000 Active 4 DOM
12. 2026-06-03
    remarks 186-char remark

    Show marketing remark (186 chars)

    Home offer three bedrooms, large kitchen and living spaces, as well as a detached garage and fenced in yard. Come see everything this home has to offer and let your imagination run wild.

13. 2026-06-03
    listed $55,000 Active 1 DOM

    Show marketing remark (186 chars)

    Home offer three bedrooms, large kitchen and living spaces, as well as a detached garage and fenced in yard. Come see everything this home has to offer and let your imagination run wild.

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,056 · $88/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 ≥97°F today · 16 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: $10,740
• − Mortgage interest: −$3,081
• − Property taxes: −$1,056
• − Insurance: −$275
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,600
• Taxable income: $3,010
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $2,970/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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

3 events — show timeline

• 2026-06-03 Listed $55,000 REALCOMP
• 2026-06-03 Listed $55,000 MiRealSource-MiMLS
• 2026-06-03 Listed $55,000 SW Michigan MLS

Property tax history

+11.9%/yr

Latest (2025): $1,056 · +43.5% YoY. Source: county tax records.