110 E Tyrell St · St. Louis, MI 48880

$99,900

3 bd · 1.0 ba · 1,362 sqft · SingleFamily · 7 Days on market

Built 1880 6,534 sqft lot Est $127k · 21% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated!! This home has received the loving care it needed, and the buyer will appreciate what the seller has done with the upgrades. Nice big kitchen flowing into a roomy dining or sitting area. The living room is very spacious for those movie nights. Laundry is on the main floor for everyone's convenience. This home has a nice flow to it, and it is very family-friendly. Nice big back yard for the kids or for pets. Close to all the activities St. Louis offers. All measurements are estimated

Key facts

• Roomy dining area
• Big back yard
• Big kitchen

Tags

• BIG KITCHEN
• ROOMY DINING AREA
• SPACIOUS LIVING ROOM
• LAUNDRY ON MAIN FLOOR
• BIG BACK YARD

Property features AI

Exterior

• Utilities: Natural gas heating (forced air); Public water; Community sewer; Cable available
• Home design: Residential property; Two-story structure; Built in 1880; Street-facing entry
• Construction: Vinyl siding exterior; Michigan basement foundation; Year built: 1880
• Exterior features: Vinyl siding; Porch; No water features

Interior

• Kitchen: Range/Oven; Refrigerator; Kitchen on main level (13 x 9); Dining room on main level (15 x 9)
• Bedrooms: Main-level bedroom (12 x 8); Upper-level bedroom (8 x 15); Upper-level bedroom (approx. 15 wide)
• Bathrooms: One full bathroom
• Interior features: Porch; Has basement (Michigan-style)
• Laundry & utility: Main-level laundry room (6 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.2% vs local median 5.5% in St. Louis — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis Public Schools (town): math 19% / reading 37% proficiency, ranked #397 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 47 units permitted in Gratiot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gratiot County population projected at -14% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1880 — 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. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $126,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 N Main St	0.16mi	3/1.0	1,288 (-5%)	1mo	$120,000	$93	83
419 W Washington Ave	0.37mi	3/1.0	1,374 (+1%)	1mo	$124,500	$91	81
309 E Washington St	0.19mi	2/1.0 (-1)	1,340 (-2%)	6mo	$27,000	$20	78
312 W Saginaw	0.32mi	4/1.0 (+1)	1,314 (-4%)	5mo	$25,000	$19	70
610 Maple St	0.46mi	2/1.0 (-1)	1,356 (-0%)	4mo	$107,000	$79	69
323 N Bankson St	0.54mi	4/1.0 (+1)	1,338 (-2%)	4mo	$165,000	$123	64
102 E State St	0.43mi	3/2.0	1,500 (+10%)	3mo	$277,000	$185	57
335 N Clinton Strm	0.49mi	2/1.0 (-1)	1,488 (+9%)	5mo	$49,500	$33	52
523 Union St	0.70mi	3/1.0	1,543 (+13%)	2mo	$60,000	$39	44
116 Surrey Rd	0.64mi	3/2.0	1,532 (+12%)	6mo	$290,000	$189	40
512 Eden St	0.70mi	2/1.0 (-1)	1,200 (-12%)	5mo	$154,000	$128	38
124 York St	0.71mi	3/1.5	1,528 (+12%)	11mo	$170,000	$111	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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,454
• Equity at exit: $14,895

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $30,390
• Equity at exit: $8,638

Cash invested: $27,972 (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 48880

• Home prices YoY: -28.5%
• Active inventory: 28
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $324

Break-even live

Break-even rent $785

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $381	-5% $353	+0% $324	+5% $296	+10% $268
Rent	-10% $230	-5% $277	+0% $324	+5% $372	+10% $419
Rate	-1.0pp $375	-0.5pp $350	base $324	+0.5pp $299	+1.0pp $272

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $99,900 Active 7 DOM
2. 2026-06-18
   days on market $99,900 Active 6 DOM
3. 2026-06-17
   days on market $99,900 Active 5 DOM
4. 2026-06-17
   status $99,900 Active 4 DOM
5. 2026-06-07
   statusdays on marketlisting id $99,900 Pending 4 DOM
6. 2026-06-03
   remarks 496-char remark

   Show marketing remark (496 chars)

   Updated!! This home has received the loving care it needed, and the buyer will appreciate what the seller has done with the upgrades. Nice big kitchen flowing into a roomy dining or sitting area. The living room is very spacious for those movie nights. Laundry is on the main floor for everyone's convenience. This home has a nice flow to it, and it is very family-friendly. Nice big back yard for the kids or for pets. Close to all the activities St. Louis offers. All measurements are estimated

7. 2026-06-03
   listed $99,900 Active 1 DOM

   Show marketing remark (496 chars)

   Updated!! This home has received the loving care it needed, and the buyer will appreciate what the seller has done with the upgrades. Nice big kitchen flowing into a roomy dining or sitting area. The living room is very spacious for those movie nights. Laundry is on the main floor for everyone's convenience. This home has a nice flow to it, and it is very family-friendly. Nice big back yard for the kids or for pets. Close to all the activities St. Louis offers. All measurements are estimated

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$440/yr (+$37/mo · 66.9%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,352
• − Mortgage interest: −$5,596
• − Property taxes: −$658
• − Insurance: −$500
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,906
• Taxable income: $2,396
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $3,319/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: St. Louis Public Schools
• NCES district ID: 2632880
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $38,717
• Composite: 23.4/100
• National rank: #7899
• State rank: #397 of 540 in MI

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MI
• Population (ZIP): 9,952

Population outlook (Gratiot County) Hauer SSP2

• Today (2025): 39,991 people
• By 2030: 38,944 · -2.6%
• By 2040: 36,694 · -8.2%
• By 2050: 34,314 · -14.2%
• By 2075: 27,693 · -30.8%
• By 2100: 20,809 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Gratiot

• 2024 margin: Solid R (+31.3) · D 33.7% · R 65.0% · Other 1.4%
• 2008→2024 swing: -35.7pp toward R · 2008: 4.4pp · 2024: -31.3pp
• All cycles: 2024: R+31.3 2020: R+28.3 2016: R+25.6 2012: R+3.9 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.19%
• Current HPI: 206.4534
• 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

+58.6% since first listed

17 events — show timeline

• 2026-06-03 Listed $99,900 REALCOMP
• 2026-06-03 Listed $99,900 MiRealSource-MiMLS
• 2026-01-26 Listing Removed — REALCOMP
• 2026-01-26 Listing Removed — MiRealSource-MiMLS
• 2026-01-13 Price Changed $69,900 MiRealSource-MiMLS
• 2026-01-12 Price Changed $69,900 REALCOMP
• 2025-09-23 Price Changed $77,900 MiRealSource-MiMLS
• 2025-09-22 Price Changed $77,900 REALCOMP
• 2025-08-25 Listed $79,900 REALCOMP
• 2025-08-25 Listed $79,900 MiRealSource-MiMLS
• 2022-11-30 Listing Removed — MiRealSource-MiMLS
• 2022-11-30 Listing Removed — REALCOMP
• 2022-03-29 Listed $68,900 MiRealSource-MiMLS
• 2022-03-29 Listed $68,900 REALCOMP
• 2012-06-22 Sold (Public Records) $175,000 Public Records
• 2011-12-31 Listing Removed — MiRealSource-MiMLS
• 2010-08-13 Listed $63,000 MiRealSource-MiMLS