131 E Young St · Clio, MI 48420

$700

1 bd · 1.0 ba · 492 sqft · SingleFamily · 163 Days on market

Built 1910 5,663 sqft lot $1/sqft · 14% above area Est $1k · 14% over

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available Now! Clio Schools! Newly remodeled unit, fresh paint, new flooring and appliances throughout. 2 bed, 1 bath apartment of a multi-family home. Water/Sewer $70 per month added to rent. Separate electric meter-tenant responsibility. $300 Non-Refundable Cleaning Fee

Key facts

• Fresh paint
• New flooring
• Newly remodeled unit

Tags

• NEWLY REMODELED UNIT
• FRESH PAINT
• NEW FLOORING
• NEW APPLIANCES

🏷️ Possibly a rental listed for sale. The $700 price doesn't fit this home's estimated sale value (~$616) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $700.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($782 rent vs $700).
• Recommended offer: $616 (12.0% below list) — sets the bar for market timing.
• Cap rate 1057.5% vs local median 4.7% in Clio — 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 69/100 on livability (#332 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B+; Watch: schools D+, amenities F, commute F.
• Clio Area School District (suburban): math 27% / reading 44% proficiency, ranked #269 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5 of loan paydown is wiped out by about $21 of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $196 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($616) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $616 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 111.76% ✓
• Cap rate: 1057.53%
• Cash-on-cash: 3754.40%
• DSCR: 168.05
• GRM: 0.1

CMA / ARV

• ARV (median comp): $616
• List price: $700
• Delta: 13.70%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 199.75×
• Total profit: $38,955
• Equity at exit: $104

10-year hold

• IRR: —
• Equity multiple: 430.90×
• Total profit: $84,260
• Equity at exit: $61

Cash invested: $196 (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 48420

• Active inventory: 148
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $782 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $10/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $613

Break-even live

Break-even rent $6

Max offer price $700

Occupancy floor 17%

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: $175
• Closing costs: $21
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $700 Active 163 DOM
2. 2026-06-17
   days on market $700 Active 162 DOM
3. 2026-06-16
   days on market $700 Active 161 DOM
4. 2026-06-15
   days on market $700 Active 160 DOM
5. 2026-06-14
   days on market $700 Active 158 DOM
6. 2026-06-13
   days on market $700 Active 157 DOM
7. 2026-06-10
   days on market $700 Active 155 DOM
8. 2026-06-09
   days on market $700 Active 154 DOM
9. 2026-06-08
   days on market $700 Active 153 DOM
10. 2026-06-07
    days on market $700 Active 152 DOM
11. 2026-06-03
    days on market $700 Active 148 DOM
12. 2026-06-02
    days on market $700 Active 147 DOM
13. 2026-06-01
    days on market $700 Active 146 DOM
14. 2026-05-31
    days on market $700 Active 145 DOM
15. 2026-05-30
    days on market $700 Active 144 DOM
16. 2026-01-06
    listed $700 Active 273-char remark

    Show marketing remark (273 chars)

    Available Now! Clio Schools! Newly remodeled unit, fresh paint, new flooring and appliances throughout. 2 bed, 1 bath apartment of a multi-family home. Water/Sewer $70 per month added to rent. Separate electric meter-tenant responsibility. $300 Non-Refundable Cleaning Fee

17. 2026-01-06
    soldstatus $129,900

    Show marketing remark (273 chars)

    Available Now! Clio Schools! Newly remodeled unit, fresh paint, new flooring and appliances throughout. 2 bed, 1 bath apartment of a multi-family home. Water/Sewer $70 per month added to rent. Separate electric meter-tenant responsibility. $300 Non-Refundable Cleaning Fee

18. 2025-12-17
    soldstatus $129,900 Closed 394-char remark

    Show marketing remark (394 chars)

    Charming 2-Bedroom Home in the City of Clio! Cute, clean, and move-in ready! This well-kept home features an updated bathroom, cozy living spaces, original woodwork, lots of storage, and a functional layout perfect for first-time buyers, downsizing, or investment. Enjoy a convenient location close to downtown Clio, schools, parks, and shopping. Affordable, adorable, and ready for new owners!

19. 2025-12-17
    soldstatus $129,900 Closed

    Show marketing remark (394 chars)

    Charming 2-Bedroom Home in the City of Clio! Cute, clean, and move-in ready! This well-kept home features an updated bathroom, cozy living spaces, original woodwork, lots of storage, and a functional layout perfect for first-time buyers, downsizing, or investment. Enjoy a convenient location close to downtown Clio, schools, parks, and shopping. Affordable, adorable, and ready for new owners!

20. 2025-12-08
    status Pending

    Show marketing remark (394 chars)

    Charming 2-Bedroom Home in the City of Clio! Cute, clean, and move-in ready! This well-kept home features an updated bathroom, cozy living spaces, original woodwork, lots of storage, and a functional layout perfect for first-time buyers, downsizing, or investment. Enjoy a convenient location close to downtown Clio, schools, parks, and shopping. Affordable, adorable, and ready for new owners!

21. 2025-12-08
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Charming 2-Bedroom Home in the City of Clio! Cute, clean, and move-in ready! This well-kept home features an updated bathroom, cozy living spaces, original woodwork, lots of storage, and a functional layout perfect for first-time buyers, downsizing, or investment. Enjoy a convenient location close to downtown Clio, schools, parks, and shopping. Affordable, adorable, and ready for new owners!

22. 2025-11-14
    listed $129,900 Active 394-char remark

    Show marketing remark (394 chars)

    Charming 2-Bedroom Home in the City of Clio! Cute, clean, and move-in ready! This well-kept home features an updated bathroom, cozy living spaces, original woodwork, lots of storage, and a functional layout perfect for first-time buyers, downsizing, or investment. Enjoy a convenient location close to downtown Clio, schools, parks, and shopping. Affordable, adorable, and ready for new owners!

23. 2025-11-14
    listed $129,900 Active

    Show marketing remark (394 chars)

    Charming 2-Bedroom Home in the City of Clio! Cute, clean, and move-in ready! This well-kept home features an updated bathroom, cozy living spaces, original woodwork, lots of storage, and a functional layout perfect for first-time buyers, downsizing, or investment. Enjoy a convenient location close to downtown Clio, schools, parks, and shopping. Affordable, adorable, and ready for new owners!

24. 2010-12-06
    historical
25. 2010-12-06
    historical
26. 2010-12-06
    historical
27. 2004-10-04
    listed $93,900
28. 2004-10-04
    listed $93,900
29. 2004-10-04
    historical
30. 2004-06-29
    listed $94,900
31. 2004-06-29
    listed $94,900
32. 2004-06-29
    historical
33. 2004-03-18
    historical
34. 2003-09-17
    listed $97,500
35. 2003-09-17
    listed $97,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 14 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: $9,388
• − Mortgage interest: −$39
• − Property taxes: −$10
• − Insurance: −$4
• − Repairs & maintenance: −$751
• − Management: −$751
• − Depreciation: −$20
• Taxable income: $7,813
• Est. tax owed @ 24.0%: −$1,875
• After-tax cash flow: $5,484/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: Clio Area School District
• NCES district ID: 2610110
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $51,368
• Composite: 30.83/100
• National rank: #6134
• State rank: #269 of 540 in MI

Livability — Clio

• Score: 69/100
• State rank: #332
• US rank: #8154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clio, MI
• Population (ZIP): 21,213

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.27%
• Current HPI: 186.7816
• 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

+33.2% since first listed

20 events — show timeline

• 2026-01-06 Sold (Public Records) $129,900 Public Records
• 2026-01-06 Listed $700 REALCOMP
• 2025-12-17 Sold (MLS) $129,900 REALCOMP
• 2025-12-17 Sold (MLS) $129,900 MiRealSource-MiMLS
• 2025-12-08 Pending — REALCOMP
• 2025-12-08 Pending — MiRealSource-MiMLS
• 2025-11-14 Listed $129,900 REALCOMP
• 2025-11-14 Listed $129,900 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2004-10-04 Listing Removed — MiRealSource-MiMLS
• 2004-10-04 Listed $93,900 MiRealSource-MiMLS
• 2004-10-04 Listed $93,900 REALCOMP
• 2004-06-29 Listing Removed — MiRealSource-MiMLS
• 2004-06-29 Listed $94,900 MiRealSource-MiMLS
• 2004-06-29 Listed $94,900 REALCOMP
• 2004-03-18 Listing Removed — MiRealSource-MiMLS
• 2003-09-17 Listed $97,500 MiRealSource-MiMLS
• 2003-09-17 Listed $97,500 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $1,608 · +2.5% YoY. Source: county tax records.