245 Monroe St · Brooklyn, MI 49230

$134,900

4 bd · 2.0 ba · 1,884 sqft · SingleFamily · 37 Days on market

Built 1910 0.40 ac lot $72/sqft · 38% below area Est $219k · 38% under

---

Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Who says there are no good deals these days?! Here is a great home in the village of Brooklyn just waiting for some sweat equity! This stately home stands straight and proud, and was previously used as a duplex before the current owners revamped the upper level to fit their needs, although the separate stairwell remains. The home has a newer roof with full solar panel system as well as replacement windows throughout. There are two full baths and a large 2 car attached garage which means you are getting a lot of home for the money!

Key facts

• Newer roof
• Separate stairwell
• Replacement windows

Tags

• FULL SOLAR PANEL SYSTEM
• NEWER ROOF
• REPLACEMENT WINDOWS
• SEPARATE STAIRWELL

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; Other architectural style
• Construction: Built in 1910; Vinyl siding
• Exterior features: Paved road frontage; Lot approximately 0.4 acres; No water features

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 12 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#409 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Columbia School District (town): math 30% / reading 51% proficiency, ranked #194 of 540 in MI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y 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 $103k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $219,186
• List price: $134,900
• Delta: -38.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Tiffany St	0.45mi	3/2.0 (-1)	1,759 (-7%)	0mo	$215,000	$122	63
217 Marshall St	0.42mi	4/1.0	2,008 (+7%)	4mo	$170,000	$85	62
159 St Clair Cir	0.48mi	3/2.0 (-1)	1,986 (+5%)	4mo	$265,000	$133	60
130 Lighthouse Ln	0.52mi	3/2.0 (-1)	1,971 (+5%)	5mo	$270,000	$137	59
221 Ontario Ct	0.48mi	4/2.5	2,062 (+9%)	3mo	$289,900	$141	57
148 Nicole Dr	0.61mi	3/2.5 (-1)	1,848 (-2%)	9mo	$350,000	$189	54
110 St. Clair Circle Cir	0.54mi	4/2.0	2,072 (+10%)	8mo	$285,050	$138	52
120 Michigan St	0.49mi	3/1.0 (-1)	1,758 (-7%)	9mo	$290,000	$165	50
440 Marshall St	0.70mi	4/2.0	2,072 (+10%)	4mo	$205,000	$99	47
114 S King St	0.43mi	3/2.5 (-1)	2,100 (+12%)	13mo	$228,000	$109	43
413 Constitution Ave	0.67mi	3/2.5 (-1)	1,722 (-9%)	10mo	$317,052	$184	39
402 Constitution Ave	0.61mi	3/2.5 (-1)	1,660 (-12%)	10mo	$315,000	$190	36

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,819
• Equity at exit: $20,114

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,877
• Equity at exit: $11,664

Cash invested: $37,772 (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 49230

• Home prices YoY: -33.5%
• Active inventory: 138
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $173

Break-even live

Break-even rent $1,196

Max offer price $134,900

Occupancy floor 83%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $134,900 Active 37 DOM
2. 2026-06-18
   days on market $134,900 Active 36 DOM
3. 2026-06-17
   status $134,900 Active 35 DOM

   Show marketing remark (536 chars)

   Who says there are no good deals these days?! Here is a great home in the village of Brooklyn just waiting for some sweat equity! This stately home stands straight and proud, and was previously used as a duplex before the current owners revamped the upper level to fit their needs, although the separate stairwell remains. The home has a newer roof with full solar panel system as well as replacement windows throughout. There are two full baths and a large 2 car attached garage which means you are getting a lot of home for the money!

4. 2026-06-17
   days on market $134,900 Active - Contingent 35 DOM

   Show marketing remark (536 chars)

   Who says there are no good deals these days?! Here is a great home in the village of Brooklyn just waiting for some sweat equity! This stately home stands straight and proud, and was previously used as a duplex before the current owners revamped the upper level to fit their needs, although the separate stairwell remains. The home has a newer roof with full solar panel system as well as replacement windows throughout. There are two full baths and a large 2 car attached garage which means you are getting a lot of home for the money!

5. 2026-06-16
   days on market $134,900 Active - Contingent 34 DOM
6. 2026-06-15
   days on market $134,900 Active - Contingent 33 DOM
7. 2026-06-14
   days on market $134,900 Active - Contingent 31 DOM
8. 2026-06-13
   days on market $134,900 Active - Contingent 30 DOM
9. 2026-06-10
   days on market $134,900 Active - Contingent 28 DOM
10. 2026-06-09
    days on market $134,900 Active - Contingent 27 DOM
11. 2026-06-08
    days on market $134,900 Active - Contingent 26 DOM
12. 2026-06-07
    statusdays on market $134,900 Active - Contingent 25 DOM
13. 2026-06-02
    days on market $134,900 Active 20 DOM
14. 2026-06-01
    days on market $134,900 Active 19 DOM
15. 2026-05-31
    days on market $134,900 Active 18 DOM
16. 2026-05-30
    days on market $134,900 Active 17 DOM
17. 2026-05-13
    listed $139,900 Active 536-char remark

    Show marketing remark (536 chars)

    Who says there are no good deals these days?! Here is a great home in the village of Brooklyn just waiting for some sweat equity! This stately home stands straight and proud, and was previously used as a duplex before the current owners revamped the upper level to fit their needs, although the separate stairwell remains. The home has a newer roof with full solar panel system as well as replacement windows throughout. There are two full baths and a large 2 car attached garage which means you are getting a lot of home for the money!

18. 2026-05-13
    listed $139,900 Active 538-char remark

    Show marketing remark (536 chars)

    Who says there are no good deals these days?! Here is a great home in the village of Brooklyn just waiting for some sweat equity! This stately home stands straight and proud, and was previously used as a duplex before the current owners revamped the upper level to fit their needs, although the separate stairwell remains. The home has a newer roof with full solar panel system as well as replacement windows throughout. There are two full baths and a large 2 car attached garage which means you are getting a lot of home for the money!

19. 2026-05-13
    listed $139,900 Active

    Show marketing remark (536 chars)

    Who says there are no good deals these days?! Here is a great home in the village of Brooklyn just waiting for some sweat equity! This stately home stands straight and proud, and was previously used as a duplex before the current owners revamped the upper level to fit their needs, although the separate stairwell remains. The home has a newer roof with full solar panel system as well as replacement windows throughout. There are two full baths and a large 2 car attached garage which means you are getting a lot of home for the money!

20. 2020-10-26
    soldstatus $102,900
21. 2020-09-18
    soldstatus $102,900 Sold
22. 2020-09-18
    soldstatus $102,900
23. 2020-09-18
    soldstatus $102,900 Closed
24. 2020-06-22
    historical Keep Showing-Contgcy Appl
25. 2020-06-22
    historical Contingent - Continue To Show
26. 2020-06-15
    listed $99,900 Active
27. 2020-06-15
    listed $99,900
28. 2020-06-15
    listed $99,900 Active
29. 2019-12-04
    soldstatus $88,700
30. 2019-11-15
    soldstatus $88,700 Sold
31. 2019-11-15
    soldstatus $88,700
32. 2019-11-15
    soldstatus $88,700 Closed
33. 2019-10-16
    status Pending
34. 2019-10-16
    status Pending
35. 2019-10-03
    listed $95,000 Active
36. 2019-10-03
    listed $95,000
37. 2019-10-03
    listed $95,000 Active
38. 2018-04-12
    soldstatus $70,000

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $16,981
• − Mortgage interest: −$7,556
• − Property taxes: −$2,177
• − Insurance: −$674
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,924
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,091/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: Columbia School District
• NCES district ID: 2606990
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $56,099
• Composite: 35.41/100
• National rank: #4941
• State rank: #194 of 540 in MI

Livability — Brooklyn

• Score: 67/100
• State rank: #409
• US rank: #11201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn, MI
• Population (ZIP): 10,259

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Romanian 10% Slovak 4% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.18%
• Current HPI: 254.7683
• 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

+92.7% since first listed

31 events — show timeline

• 2026-06-17 Relisted — REALCOMP
• 2026-06-17 Relisted — MiRealSource-MiMLS
• 2026-06-17 Relisted — SW Michigan MLS
• 2026-06-04 Contingent — REALCOMP
• 2026-06-04 Contingent — MiRealSource-MiMLS
• 2026-06-04 Contingent — SW Michigan MLS
• 2026-05-29 Price Changed $134,900 MiRealSource-MiMLS
• 2026-05-28 Price Changed $134,900 REALCOMP
• 2026-05-28 Price Changed $134,900 SW Michigan MLS
• 2026-05-13 Listed $139,900 REALCOMP
• 2026-05-13 Listed $139,900 SW Michigan MLS
• 2026-05-13 Listed $139,900 MiRealSource-MiMLS
• 2020-10-26 Sold (Public Records) $102,900 Public Records
• 2020-09-18 Sold (MLS) $102,900 MiRealSource-MiMLS
• 2020-09-18 Sold (MLS) $102,900 SW Michigan MLS
• 2020-09-18 Sold (MLS) $102,900 REALCOMP
• 2020-06-22 Contingent — MiRealSource-MiMLS
• 2020-06-22 Contingent — REALCOMP
• 2020-06-15 Listed $99,900 MiRealSource-MiMLS
• 2020-06-15 Listed $99,900 SW Michigan MLS
• 2020-06-15 Listed $99,900 REALCOMP
• 2019-12-04 Sold (Public Records) $88,700 Public Records
• 2019-11-15 Sold (MLS) $88,700 MiRealSource-MiMLS
• 2019-11-15 Sold (MLS) $88,700 SW Michigan MLS
• 2019-11-15 Sold (MLS) $88,700 REALCOMP
• 2019-10-16 Pending — MiRealSource-MiMLS
• 2019-10-16 Pending — REALCOMP
• 2019-10-03 Listed $95,000 MiRealSource-MiMLS
• 2019-10-03 Listed $95,000 SW Michigan MLS
• 2019-10-03 Listed $95,000 REALCOMP
• 2018-04-12 Sold (Public Records) $70,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,177 · +2.7% YoY. Source: county tax records.