1113 E Cass St · Albion, MI 49224

$129,900

5 bd · 2.0 ba · 2,420 sqft · SingleFamily public records · 8 Days on market

Built 1890 6,882 sqft lot Est $184k · 29% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

Key facts

• Close to parks
• Natural light
• Detached garage

Tags

• DETACHED GARAGE
• CLOSE TO ALBION COLLEGE
• CLOSE TO DOWNTOWN ALBION
• CLOSE TO PARKS
• CLOSE TO LOCAL AMENITIES
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

Location & tenants

• Location reads 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, crime F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Middle School (math 22% / reading 40%, grade F, #329 of 493 statewide, top 67%, 547 students, 50% FRL).
• Market conditions: 137 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 4y ago; this cycle's ask is 100598% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $78k; list at $130k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1890 — 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $183,920
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 E Cass St	0.00mi	4/2.0 (-1)	2,584 (+7%)	1mo	$115,000	$45	83
402 N Huron St	0.37mi	6/1.5 (+1)	2,388 (-1%)	0mo	$77,500	$32	73
208 E Oak St	0.69mi	5/2.0	2,150 (-11%)	6mo	$207,000	$96	44
218 E Walnut St	0.62mi	4/2.0 (-1)	2,248 (-7%)	14mo	$130,000	$58	43
514 Linden Ave	0.50mi	4/2.5 (-1)	2,705 (+12%)	14mo	$303,000	$112	39
418 Linden Ave	0.51mi	4/2.0 (-1)	2,128 (-12%)	24mo	$162,500	$76	31
304 E Michigan Ave	0.50mi	4/3.0 (-1)	2,130 (-12%)	23mo	$250,000	$117	28

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,500
• Equity at exit: $19,369

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $21,812
• Equity at exit: $11,231

Cash invested: $36,372 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 137
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $291

Break-even live

Break-even rent $1,165

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $364	-5% $327	+0% $291	+5% $254	+10% $217
Rent	-10% $170	-5% $230	+0% $291	+5% $351	+10% $412
Rate	-1.0pp $356	-0.5pp $324	base $291	+0.5pp $257	+1.0pp $223

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-11
   status Pending 992-char remark

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

2. 2026-04-11
   status Pending 992-char remark

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

3. 2026-04-11
   status Pending

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

4. 2026-04-03
   status Active 992-char remark

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

5. 2026-04-03
   status Active 992-char remark

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

6. 2026-04-03
   status Active

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

7. 2026-03-12
   status Pending 992-char remark

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

8. 2026-03-12
   status Pending 992-char remark

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

9. 2026-03-12
   status Pending

   Show marketing remark (992 chars)

   * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

10. 2026-03-11
    price $129,900

    Show marketing remark (992 chars)

    * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

11. 2026-03-11
    listed $129,900 Active 992-char remark

    Show marketing remark (992 chars)

    * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

12. 2026-03-11
    listed $129,900 Active 992-char remark

    Show marketing remark (992 chars)

    * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

13. 2026-03-11
    listed $129 Active

    Show marketing remark (992 chars)

    * Back on market due to buyer financing * Step into a piece of Albion history at 1113 E. Cass Street; a home that proves they really don't build them like they used to. With over 2,400 square feet of living space, large rooms, and classic architectural details, this late-1800s home is packed with character and potential. Inside you'll find spacious living and dining areas, laminate floors, and plenty of natural light. The layout offers flexibility for today's needs; home office, hobby room, or turn this into home into a duplex investment property. Let's be honest: this home isn't pretending to be brand-new. It's a classic with personality, and with a little updating it could shine again. Think of it as a blank canvas with great bones. Outside you'll find a detached garage and a convenient location close to Albion College, downtown Albion, parks, and local amenities. If you've been searching for space, character, and opportunity, this historic home is ready for its next chapter.

14. 2023-03-21
    soldstatus $78,000
15. 2023-03-03
    soldstatus $78,000 Sold
16. 2023-03-03
    soldstatus $78,000 Sold
17. 2023-03-03
    soldstatus $78,000 Closed
18. 2023-01-15
    status Pending
19. 2023-01-15
    status Pending
20. 2023-01-15
    status Pending
21. 2022-11-17
    listed $100,000 Active
22. 2022-11-17
    listed $100,000 Active
23. 2022-11-17
    listed $100,000 Active

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $18,391
• − Mortgage interest: −$7,276
• − Property taxes: −$2,217
• − Insurance: −$650
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,779
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,122/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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

+29.9% since first listed

23 events — show timeline

• 2026-04-11 Pending — REALCOMP
• 2026-04-11 Pending — MiRealSource-MiMLS
• 2026-04-11 Pending — SW Michigan MLS
• 2026-04-03 Relisted — MiRealSource-MiMLS
• 2026-04-03 Relisted — REALCOMP
• 2026-04-03 Relisted — SW Michigan MLS
• 2026-03-12 Pending — REALCOMP
• 2026-03-12 Pending — MiRealSource-MiMLS
• 2026-03-12 Pending — SW Michigan MLS
• 2026-03-11 Price Changed $129,900 SW Michigan MLS
• 2026-03-11 Listed $129 SW Michigan MLS
• 2026-03-11 Listed $129,900 MiRealSource-MiMLS
• 2026-03-11 Listed $129,900 REALCOMP
• 2023-03-21 Sold (Public Records) $78,000 Public Records
• 2023-03-03 Sold (MLS) $78,000 MiRealSource-MiMLS
• 2023-03-03 Sold (MLS) $78,000 SW Michigan MLS
• 2023-03-03 Sold (MLS) $78,000 REALCOMP
• 2023-01-15 Pending — REALCOMP
• 2023-01-15 Pending — MiRealSource-MiMLS
• 2023-01-15 Pending — SW Michigan MLS
• 2022-11-17 Listed $100,000 MiRealSource-MiMLS
• 2022-11-17 Listed $100,000 SW Michigan MLS
• 2022-11-17 Listed $100,000 REALCOMP

Property tax history

+9.1%/yr

Latest (2025): $2,217 · -50.5% YoY. Source: county tax records.