109 2nd St · Holly, MI 48442

$140,000

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 15 Days on market

Built 1870 4,792 sqft lot

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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 +22.0/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy home nestled in a charming small town with easy access to shopping and dining. While already livable, it presents a wonderful opportunity for updates and added value. A great option for buyers looking to invest in a property and build equity over time.

Key facts

• 4,792 sq ft lot
• Built 1870
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.5% in Holly — 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 75/100 on livability (#156 in MI, #3,930 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Holly Area School District (town): math 31% / reading 52% proficiency, ranked #165 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 157 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 32 sale attempts since 33y 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: property tax is 4.4% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.39% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $283,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 2nd St	0.00mi	4/1.5 (+1)	1,608 (0%)	2mo	$130,000	$81	94
108 Washington St	0.41mi	3/2.0	1,700 (+6%)	6mo	$280,000	$165	64
210 Legrande St	0.24mi	4/2.0 (+1)	1,483 (-8%)	10mo	$270,000	$182	61
705 Richard St	0.39mi	4/2.0 (+1)	1,548 (-4%)	10mo	$274,000	$177	60
709 Richard St	0.39mi	3/2.0	1,520 (-6%)	13mo	$243,000	$160	60
605 Hartner Dr	0.34mi	3/2.5	1,400 (-13%)	2mo	$350,000	$250	57
859 Canyon Creek Dr	0.42mi	3/2.5	1,440 (-10%)	11mo	$295,000	$205	50
868 Deer Run Lake Rd	0.46mi	3/2.5	1,829 (+14%)	5mo	$279,900	$153	48
810 Holly Bush Ct	0.72mi	2/1.5 (-1)	1,500 (-7%)	4mo	$415,000	$277	47
128 Clarence St	0.50mi	4/2.0 (+1)	1,832 (+14%)	2mo	$285,000	$156	45
732 Hartner Dr	0.50mi	3/2.0	1,392 (-13%)	13mo	$245,000	$176	42
441 Otter Run Rd	0.58mi	3/2.5	1,827 (+14%)	9mo	$305,000	$167	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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,235
• Equity at exit: $20,874

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $12,104
• Equity at exit: $12,105

Cash invested: $39,200 (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 48442

• Active inventory: 157
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$518 /mo · $6,221/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $223

Break-even live

Break-even rent $1,659

Max offer price $140,000

Occupancy floor 84%

Sensitivity live

Price	-10% $302	-5% $263	+0% $223	+5% $183	+10% $144
Rent	-10% $70	-5% $146	+0% $223	+5% $300	+10% $377
Rate	-1.0pp $294	-0.5pp $259	base $223	+0.5pp $187	+1.0pp $150

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Crescent Ave Holly, MI	3.0	1.0	1100	$1,495	$1.36	25d	1	0.31mi
4261 Grange Hall Rd Holly, MI	3.0	2.0	1104	$1,284	$1.16	0d	1	1.19mi

Listing history 50 events

1. 2026-04-09
   status Pending 273-char remark

   Show marketing remark (273 chars)

   Welcome to this cozy home nestled in a charming small town with easy access to shopping and dining. While already livable, it presents a wonderful opportunity for updates and added value. A great option for buyers looking to invest in a property and build equity over time.

2. 2026-04-09
   status Pending

   Show marketing remark (273 chars)

   Welcome to this cozy home nestled in a charming small town with easy access to shopping and dining. While already livable, it presents a wonderful opportunity for updates and added value. A great option for buyers looking to invest in a property and build equity over time.

3. 2026-03-25
   listed $140,000 Active 273-char remark

   Show marketing remark (273 chars)

   Welcome to this cozy home nestled in a charming small town with easy access to shopping and dining. While already livable, it presents a wonderful opportunity for updates and added value. A great option for buyers looking to invest in a property and build equity over time.

4. 2026-03-25
   listed $140,000 Active

   Show marketing remark (273 chars)

   Welcome to this cozy home nestled in a charming small town with easy access to shopping and dining. While already livable, it presents a wonderful opportunity for updates and added value. A great option for buyers looking to invest in a property and build equity over time.

5. 2026-02-03
   historical
6. 2026-02-03
   historical
7. 2025-11-14
   price $165,000
8. 2025-11-13
   price $165,000
9. 2025-11-13
   price $165,000
10. 2025-11-02
    listed $175,000 Active
11. 2025-11-02
    listed $175,000 Active
12. 2025-04-01
    historical $1,650
13. 2025-02-20
    listed $1,650
14. 2025-02-08
    historical $1,500
15. 2025-01-31
    historical
16. 2025-01-31
    historical
17. 2025-01-15
    price $1,500
18. 2025-01-14
    listed $1,750
19. 2024-12-18
    historical $1,750
20. 2024-10-28
    price $1,750
21. 2024-09-27
    listed $1,950
22. 2024-09-16
    price $185,000
23. 2024-09-16
    price $185,000
24. 2024-09-16
    price $185,000
25. 2024-09-10
    price $190,000
26. 2024-09-10
    price $190,000
27. 2024-09-10
    price $190,000
28. 2024-09-04
    price $199,000
29. 2024-09-04
    price $199,000
30. 2024-09-04
    price $199,000
31. 2024-08-26
    price $205,000
32. 2024-08-26
    price $205,000
33. 2024-08-25
    price $205,000
34. 2024-08-21
    price $210,000
35. 2024-08-21
    price $210,000
36. 2024-08-20
    price $210,000
37. 2024-08-13
    price $215,000
38. 2024-08-13
    price $215,000
39. 2024-08-13
    price $215,000
40. 2024-08-09
    listed $225,000 Active
41. 2024-08-09
    listed $225,000 Active
42. 2024-05-06
    historical
43. 2024-05-06
    historical
44. 2024-05-03
    listed $190,000 Active
45. 2024-05-03
    listed $190,000 Active
46. 2021-11-30
    historical
47. 2021-11-30
    historical
48. 2021-09-13
    listed $189,900 Active
49. 2021-09-13
    listed $189,900 Active
50. 2020-11-20
    soldstatus $126,547

ⓘ 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: $6,221 · $518/mo
• Projected year-2 tax: $6,221 · $518/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 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,302
• − Mortgage interest: −$7,842
• − Property taxes: −$6,221
• − Insurance: −$700
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$4,073
• Taxable income: $738
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,500/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: Holly Area School District
• NCES district ID: 2618450
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $65,137
• Composite: 37.1/100
• National rank: #4496
• State rank: #165 of 540 in MI

Livability — Holly

• Score: 75/100
• State rank: #156
• US rank: #3930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly, MI
• County: Oakland County · 1,009,092 people
• City population: 22,788
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,788
• Household income: $86,575
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 532.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.30%
• Current HPI: 227.7078
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+508.7% since first listed

98 events — show timeline

• 2026-04-09 Pending — MiRealSource-MiMLS
• 2026-04-09 Pending — REALCOMP
• 2026-03-25 Listed $140,000 REALCOMP
• 2026-03-25 Listed $140,000 MiRealSource-MiMLS
• 2026-02-03 Listing Removed — MiRealSource-MiMLS
• 2026-02-03 Listing Removed — REALCOMP
• 2025-11-14 Price Changed $165,000 MiRealSource-MiMLS
• 2025-11-13 Price Changed $165,000 REALCOMP
• 2025-11-13 Price Changed $165,000 SW Michigan MLS
• 2025-11-02 Listed $175,000 MiRealSource-MiMLS
• 2025-11-02 Listed $175,000 REALCOMP
• 2025-04-01 Rental Removed $1,650 APPFOLIO
• 2025-02-20 Listed for Rent $1,650 APPFOLIO
• 2025-02-08 Rental Removed $1,500 APPFOLIO
• 2025-01-31 Listing Removed — REALCOMP
• 2025-01-31 Listing Removed — MiRealSource-MiMLS
• 2025-01-15 Price Changed $1,500 APPFOLIO
• 2025-01-14 Listed for Rent $1,750 APPFOLIO
• 2024-12-18 Rental Removed $1,750 APPFOLIO
• 2024-10-28 Price Changed $1,750 APPFOLIO
• 2024-09-27 Listed for Rent $1,950 APPFOLIO
• 2024-09-16 Price Changed $185,000 MiRealSource-MiMLS
• 2024-09-16 Price Changed $185,000 REALCOMP
• 2024-09-16 Price Changed $185,000 SW Michigan MLS
• 2024-09-10 Price Changed $190,000 MiRealSource-MiMLS
• 2024-09-10 Price Changed $190,000 REALCOMP
• 2024-09-10 Price Changed $190,000 SW Michigan MLS
• 2024-09-04 Price Changed $199,000 MiRealSource-MiMLS
• 2024-09-04 Price Changed $199,000 REALCOMP
• 2024-09-04 Price Changed $199,000 SW Michigan MLS
• 2024-08-26 Price Changed $205,000 MiRealSource-MiMLS
• 2024-08-26 Price Changed $205,000 REALCOMP
• 2024-08-25 Price Changed $205,000 SW Michigan MLS
• 2024-08-21 Price Changed $210,000 MiRealSource-MiMLS
• 2024-08-21 Price Changed $210,000 REALCOMP
• 2024-08-20 Price Changed $210,000 SW Michigan MLS
• 2024-08-13 Price Changed $215,000 MiRealSource-MiMLS
• 2024-08-13 Price Changed $215,000 REALCOMP
• 2024-08-13 Price Changed $215,000 SW Michigan MLS
• 2024-08-09 Listed $225,000 REALCOMP
• 2024-08-09 Listed $225,000 MiRealSource-MiMLS
• 2024-05-06 Listing Removed — MiRealSource-MiMLS
• 2024-05-06 Listing Removed — REALCOMP
• 2024-05-03 Listed $190,000 MiRealSource-MiMLS
• 2024-05-03 Listed $190,000 REALCOMP
• 2021-11-30 Listing Removed — REALCOMP
• 2021-11-30 Listing Removed — MiRealSource-MiMLS
• 2021-09-13 Listed $189,900 MiRealSource-MiMLS
• 2021-09-13 Listed $189,900 REALCOMP
• 2020-11-20 Sold (Public Records) $126,547 Public Records
• 2015-10-16 Sold (Public Records) $112,900 Public Records
• 2015-07-24 Listing Removed — MiRealSource-MiMLS
• 2015-07-16 Listed $109,900 MiRealSource-MiMLS
• 2015-07-16 Listed $109,900 REALCOMP
• 2008-02-25 Sold (Public Records) $106,500 Public Records
• 2008-02-13 Sold (MLS) $106,500 REALCOMP
• 2008-02-13 Sold (MLS) $106,500 MiRealSource-MiMLS
• 2008-02-13 Sold (MLS) $106,500 REALCOMP
• 2008-01-16 Listing Removed — MiRealSource-MiMLS
• 2008-01-02 Listed $109,900 MiRealSource-MiMLS
• 2008-01-02 Listed $109,900 REALCOMP
• 2008-01-01 Listed $109,900 REALCOMP
• 2007-11-30 Sold (MLS) $51,500 REALCOMP
• 2007-11-30 Sold (MLS) $51,500 MiRealSource-MiMLS
• 2007-11-26 Listing Removed — MiRealSource-MiMLS
• 2007-11-09 Listing Removed — REALCOMP
• 2007-11-09 Listed $69,900 REALCOMP
• 2007-11-09 Listed $69,900 MiRealSource-MiMLS
• 2007-11-08 Listing Removed — REALCOMP
• 2007-11-08 Listing Removed — MiRealSource-MiMLS
• 2007-04-23 Listed $89,900 REALCOMP
• 2007-04-20 Listed $69,900 REALCOMP
• 2007-04-20 Listed $69,900 MiRealSource-MiMLS
• 2005-05-27 Sold (Public Records) $151,000 Public Records
• 2005-05-20 Sold (MLS) $146,000 REALCOMP
• 2005-05-20 Sold (MLS) $146,000 MiRealSource-MiMLS
• 2005-04-02 Listing Removed — MiRealSource-MiMLS
• 2005-01-10 Listed $146,000 REALCOMP
• 2005-01-10 Listed $146,000 MiRealSource-MiMLS
• 1999-04-09 Sold (Public Records) $86,000 Public Records
• 1999-02-15 Sold (MLS) $86,000 MiRealSource-MiMLS
• 1999-02-15 Sold (MLS) $86,000 REALCOMP
• 1999-02-15 Sold (MLS) $86,000 REALCOMP
• 1999-02-15 Sold (MLS) $86,000 MiRealSource-MiMLS
• 1999-01-20 Listing Removed — MiRealSource-MiMLS
• 1998-12-23 Listed $89,999 MiRealSource-MiMLS
• 1998-12-23 Listed $89,999 REALCOMP
• 1998-12-22 Listing Removed — REALCOMP
• 1998-12-22 Listed $89,999 REALCOMP
• 1998-12-22 Listed $89,999 MiRealSource-MiMLS
• 1998-07-06 Listed $95,000 REALCOMP
• 1993-12-21 Sold (Public Records) $62,000 Public Records
• 1993-12-03 Sold (MLS) $62,000 MiRealSource-MiMLS
• 1993-12-03 Sold (MLS) $62,000 REALCOMP
• 1993-10-18 Listing Removed — MiRealSource-MiMLS
• 1993-09-24 Listed $64,900 MiRealSource-MiMLS
• 1993-09-24 Listed $64,900 REALCOMP
• 1992-11-09 Sold (Public Records) $23,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $6,221 · +20.6% YoY. Source: county tax records.