3700 Abbott Rd · Reading, MI 49274

$134,900

4 bd · 2.0 ba · 2,542 sqft · SingleFamily public records · 1 Days on market

Built 1900 2.43 ac lot Est $127k · 6% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• ARV discount +4.7/15.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2.43 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Natural gas connected; Cable connected
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; Built in 1900
• Exterior features: Paved road access; Tillable lot; Pole barn on property

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating
• Interior features: Eat-in kitchen; Wood-burning fireplace; Full basement; Formal dining room; Family room; Living room; Recreation room; Den; Laundry room; Other flexible space
• Laundry & utility: Main-level laundry

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 $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).

Location & tenants

• Location reads 69/100 on livability (#352 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Reading Community Schools (rural): math 27% / reading 36% proficiency, ranked #350 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reynolds Elementary School (math 32% / reading 32%, grade F, #814 of 1,397 statewide, top 61%, 387 students, 64% FRL); Reading High School (math 17% / reading 37%, grade F, #462 of 713 statewide, top 66%, 309 students, 60% FRL).
• Market conditions: 32 active listings in the ZIP; 72 units permitted in Hillsdale County in 2024 (0 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.
• Hillsdale County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 14y 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 $78k; list at $135k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1900 — 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 D-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. 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: 1.09% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $127,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 Abbott Rd	0.00mi	4/2.0	2,542 (0%)	1mo	$128,000	$50	99

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-369
• Equity at exit: $20,114

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $27,230
• 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 49274

• Active inventory: 32
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $338

Break-even live

Break-even rent $1,044

Max offer price $134,900

Occupancy floor 72%

Sensitivity live

Price	-10% $414	-5% $376	+0% $338	+5% $300	+10% $262
Rent	-10% $222	-5% $280	+0% $338	+5% $396	+10% $454
Rate	-1.0pp $406	-0.5pp $372	base $338	+0.5pp $303	+1.0pp $268

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 18 events

1. 2026-05-29
   status Pending
2. 2026-05-29
   listed $134,900 Active
3. 2026-05-29
   historical
4. 2026-05-29
   listed $134,900
5. 2026-05-29
   historical
6. 2026-05-29
   listed $134,900
7. 2012-09-26
   soldstatus $77,500
8. 2012-09-26
   soldstatus $77,500
9. 2012-09-26
   soldstatus $77,500
10. 2012-09-26
    soldstatus $77,500
11. 2012-09-26
    soldstatus $77,500
12. 2012-08-03
    historical
13. 2012-08-03
    historical
14. 2012-02-10
    listed $84,900
15. 2012-02-10
    listed $84,900
16. 2012-02-10
    listed $84,900
17. 2012-02-10
    listed $84,900
18. 2012-02-10
    listed $84,900

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$671/yr (+$56/mo · 91.3%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,666
• − Mortgage interest: −$7,556
• − Property taxes: −$735
• − Insurance: −$674
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,924
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,590/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: Reading Community Schools
• NCES district ID: 2629400
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 36% ▲ 2.00%
• Median HH income: $39,682
• Composite: 26.43/100
• National rank: #7223
• State rank: #350 of 540 in MI

Livability — Reading

• Score: 69/100
• State rank: #352
• US rank: #8989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,777

Population outlook (Hillsdale County) Hauer SSP2

• Today (2025): 43,704 people
• By 2030: 41,996 · -3.9%
• By 2040: 38,019 · -13.0%
• By 2050: 34,095 · -22.0%
• By 2075: 25,897 · -40.7%
• By 2100: 18,746 · -57.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 9%

Political lean MEDSL · Hillsdale

• 2024 margin: Solid R (+51.4) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.0pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.9 2016: R+46.8 2012: R+24.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.73%
• Current HPI: 188.1608
• 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

+58.9% since first listed

18 events — show timeline

• 2026-05-29 Pending — SW Michigan MLS
• 2026-05-29 Listed $134,900 MiRealSource-MiMLS
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-29 Listed $134,900 REALCOMP
• 2026-05-29 Listing Removed — REALCOMP
• 2026-05-29 Listed $134,900 SW Michigan MLS
• 2012-09-26 Sold (MLS) $77,500 REALCOMP
• 2012-09-26 Sold (MLS) $77,500 MiRealSource-MiMLS
• 2012-09-26 Sold (MLS) $77,500 MiRealSource-MiMLS
• 2012-09-26 Sold (MLS) $77,500 REALCOMP
• 2012-09-26 Sold (MLS) $77,500 SW Michigan MLS
• 2012-08-03 Listing Removed — MiRealSource-MiMLS
• 2012-08-03 Listing Removed — MiRealSource-MiMLS
• 2012-02-10 Listed $84,900 REALCOMP
• 2012-02-10 Listed $84,900 MiRealSource-MiMLS
• 2012-02-10 Listed $84,900 MiRealSource-MiMLS
• 2012-02-10 Listed $84,900 REALCOMP
• 2012-02-10 Listed $84,900 SW Michigan MLS

Property tax history

-11.1%/yr

Latest (2025): $735 · -57.8% YoY. Source: county tax records.