2304 Judith Ct · Midland, MI 48642

$205,000

4 bd · 1.5 ba · 1,489 sqft · SingleFamily public records · 76 Days on market

Built 1963 0.30 ac lot Est $211k · at est.

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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 +18.7/30.0
• ARV discount +8.9/15.0
• DSCR +5.9/10.0
• Schools +4.9/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 1.5-bath tri-level home tucked away on a quiet private cul-de-sac in Midland. Built in 1963, this well-laid-out home offers multiple living spaces and plenty of natural light throughout, creating a warm and inviting feel from the moment you walk in. With four bedrooms and generous living areas, there’s room for everyone to spread out and make it your own. The large yard provides great space for entertaining, relaxing, gardening, or play. Affordable taxes add even more value, making this an excellent opportunity for homeowners looking for space and long-term comfort. If you’ve been searching for a solid home in a peaceful setting that’s ready for its next chapter, 2304 Judith Ct. is ready to welcome you.

Key facts

• Natural light
• Large yard
• Private cul-de-sac

Tags

• PRIVATE CUL-DE-SAC
• MULTIPLE LIVING SPACES
• NATURAL LIGHT
• LARGE YARD
• GREAT SPACE FOR ENTERTAINING

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage; Assigned parking; 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning; Facing information not provided; 1,483 square feet above grade
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Garden; Porch; Fenced yard; City lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Steam heating; Ceiling fans; Wall/window air conditioning
• Interior features: Gas water heater; Disposal; Crawl space/block basement; 11 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $200k (2.6% below list).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.4% in Midland — 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 85/100 on livability (#28 in MI, #578 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Midland Public Schools (urban): math 49% / reading 64% proficiency, ranked #62 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 95 active listings in the ZIP; solid renter incomes; 320 units permitted in Midland County in 2024 (204 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Midland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $205k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.97% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $211,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2605 E Ashman St	0.24mi	3/1.5 (-1)	1,500 (+1%)	6mo	$203,000	$135	78
2108 E Wyllys St	0.16mi	4/2.0	1,593 (+7%)	7mo	$305,000	$191	73
3214 Birchfield Dr	0.24mi	3/2.0 (-1)	1,397 (-6%)	2mo	$241,500	$173	70
2203 Lambros St	0.37mi	3/1.0 (-1)	1,550 (+4%)	3mo	$200,000	$129	66
3323 Birchfield Dr	0.34mi	3/1.0 (-1)	1,512 (+2%)	12mo	$230,000	$152	65
2111 E Ashman St	0.21mi	5/1.5 (+1)	1,386 (-7%)	12mo	$191,000	$138	64
3614 McKeith Rd	0.54mi	3/2.0 (-1)	1,514 (+2%)	6mo	$248,000	$164	60
3300 Fairlane St	0.27mi	4/1.0	1,364 (-8%)	14mo	$182,000	$133	60
2301 Carol Ct	0.08mi	3/2.0 (-1)	1,673 (+12%)	14mo	$234,073	$140	57
1824 E Ashman St	0.31mi	3/2.0 (-1)	1,704 (+14%)	7mo	$241,500	$142	49
3404 Waldo Ave	0.68mi	3/1.0 (-1)	1,360 (-9%)	11mo	$173,000	$127	37
2206 Laurel Ln	0.72mi	3/2.5 (-1)	1,312 (-12%)	13mo	$248,500	$189	27

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-25,119
• Equity at exit: $30,566

10-year hold

• IRR: -7.3%
• Equity multiple: 0.59×
• Total profit: $-23,777
• Equity at exit: $17,725

Cash invested: $57,400 (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 48642

• Home prices YoY: -31.4%
• Rents YoY: 0.6%
• Active inventory: 95
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$215 /mo · $2,586/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $201

Break-even live

Break-even rent $1,742

Max offer price $205,000

Occupancy floor 85%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $205,000 Active 76 DOM
2. 2026-06-18
   days on market $205,000 Active 75 DOM
3. 2026-06-17
   days on market $205,000 Active 74 DOM
4. 2026-06-16
   days on market $205,000 Active 73 DOM
5. 2026-06-15
   days on market $205,000 Active 72 DOM
6. 2026-06-14
   days on market $205,000 Active 70 DOM
7. 2026-06-13
   days on market $205,000 Active 69 DOM
8. 2026-06-10
   pricedays on market $205,000 Active 67 DOM
9. 2026-06-09
   days on market $215,000 Active 66 DOM
10. 2026-06-08
    days on market $215,000 Active 65 DOM
11. 2026-06-07
    days on market $215,000 Active 64 DOM
12. 2026-06-02
    days on market $215,000 Active 59 DOM
13. 2026-06-01
    days on market $215,000 Active 58 DOM
14. 2026-05-31
    days on market $215,000 Active 57 DOM
15. 2026-05-30
    days on market $215,000 Active 56 DOM

ⓘ 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: $2,586 · $215/mo
• Projected year-2 tax: $2,871 · $239/mo
• Expected delta: +$286/yr (+$24/mo · 11.1%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,953
• − Mortgage interest: −$11,483
• − Property taxes: −$2,586
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$5,964
• Taxable loss: −$937
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $2,637/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: Midland Public Schools
• NCES district ID: 2623820
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $55,844
• Composite: 48.67/100
• National rank: #2105
• State rank: #62 of 540 in MI

Livability — Midland

• Score: 85/100
• State rank: #28
• US rank: #578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midland, MI
• County: Midland County · 66,531 people
• City population: 66,531
• Metro: Midland, MI
• Population (ZIP): 34,039
• Household income: $77,847
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 935.0

Population outlook (Midland County) Hauer SSP2

• Today (2025): 83,968 people
• By 2030: 83,368 · -0.7%
• By 2040: 80,713 · -3.9%
• By 2050: 76,698 · -8.7%
• By 2075: 67,617 · -19.5%
• By 2100: 57,529 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Asian 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 3%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 1%

Political lean MEDSL · Midland

• 2024 margin: R (+15.2) · D 41.6% · R 56.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -3.6pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+14.6 2016: R+19.4 2012: R+15.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.89%
• Current HPI: 192.0812
• Rent YoY: ▲ 0.60%
• Metro: Midland, 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

+83.8% since first listed

16 events — show timeline

• 2026-05-29 Relisted — REALCOMP
• 2026-05-29 Relisted — MiRealSource-MiMLS
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-06 Relisted — REALCOMP
• 2026-04-06 Relisted — MiRealSource-MiMLS
• 2026-03-26 Contingent — REALCOMP
• 2026-03-25 Contingent — MiRealSource-MiMLS
• 2026-03-23 Price Changed $215,000 MiRealSource-MiMLS
• 2026-03-23 Price Changed $215,000 REALCOMP
• 2026-03-12 Relisted — REALCOMP
• 2026-03-11 Listing Removed — REALCOMP
• 2026-03-10 Price Changed $225,000 MiRealSource-MiMLS
• 2026-03-09 Price Changed $225,000 REALCOMP
• 2026-02-18 Listed $240,000 MiRealSource-MiMLS
• 2026-02-18 Listed $240,000 REALCOMP
• 2016-11-15 Sold (Public Records) $117,000 Public Records

Property tax history

+3.6%/yr

Latest (2024): $2,586 · +4.9% YoY. Source: county tax records.