1345 W Stoll Rd · DeWitt, MI 48820

$245,000

3 bd · 1.5 ba · 2,248 sqft · SingleFamily public records · 22 Days on market

Built 1966 0.50 ac lot Est $326k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 1.5 bath ranch located on a half-acre on Stoll Road in DeWitt. Vacant and easy to show, schedule your tour today!

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: 2-car garage; 2 carport spaces; Additional parking (other)
• Utilities: Public sewer; Paved road frontage (county road)
• Home design: Ranch-style; One level
• Construction: Wood siding; Built in 1966
• Exterior features: Shingle roof; Pole barn

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Cooling system present (other)
• Interior features: Front entry; Full basement, partially finished
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $71 ($850/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 $203k (17.0% below list).
• Recommended offer: $203k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in DeWitt — 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 78/100 on livability (#99 in MI, #2,361 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• Lansing Public School District (urban): math 14% / reading 23% proficiency, ranked #650 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 103 active listings in the ZIP; high-income renter base; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $203,355 (17.0% below list)

Questions for the listing agent

1. Built in 1966 — 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 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $325,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 W Stoll Rd	0.07mi	3/2.0	2,448 (+9%)	12mo	$255,000	$104	70
1351 W Stoll Rd	0.03mi	4/2.0 (+1)	1,924 (-14%)	22mo	$278,100	$145	49
1694 W Solon Rd	0.66mi	3/1.5	1,986 (-12%)	2mo	$230,000	$116	48
1589 W Solon Rd	0.53mi	4/2.5 (+1)	2,450 (+9%)	24mo	$400,000	$163	31

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-35,255
• Equity at exit: $36,530

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-25,158
• Equity at exit: $21,183

Cash invested: $68,600 (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 48820

• Active inventory: 103
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $71

Break-even live

Break-even rent $1,944

Max offer price $245,000

Occupancy floor 92%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   status $245,000 Active 22 DOM
2. 2026-06-18
   days on market $245,000 Active Under Contract 22 DOM
3. 2026-06-17
   days on market $245,000 Active Under Contract 21 DOM
4. 2026-06-16
   days on market $245,000 Active Under Contract 20 DOM
5. 2026-06-15
   days on market $245,000 Active Under Contract 19 DOM
6. 2026-06-14
   days on market $245,000 Active Under Contract 17 DOM
7. 2026-06-13
   statusdays on market $245,000 Active Under Contract 16 DOM
8. 2026-06-10
   pricedays on market $245,000 Active 14 DOM
9. 2026-06-09
   days on market $258,000 Active 13 DOM
10. 2026-06-08
    days on market $258,000 Active 12 DOM
11. 2026-06-07
    days on market $258,000 Active 11 DOM
12. 2026-06-05
    days on market $258,000 Active 8 DOM
13. 2026-06-03
    days on market $258,000 Active 7 DOM
14. 2026-06-02
    days on market $258,000 Active 6 DOM
15. 2026-06-01
    days on market $258,000 Active 5 DOM
16. 2026-05-31
    days on market $258,000 Active 4 DOM
17. 2026-05-30
    days on market $258,000 Active 3 DOM
18. 2026-05-27
    listed $258,000 Active 120-char remark

    Show marketing remark (120 chars)

    3 bed, 1.5 bath ranch located on a half-acre on Stoll Road in DeWitt. Vacant and easy to show, schedule your tour today!

19. 2026-05-27
    listed $258,000 Active

    Show marketing remark (120 chars)

    3 bed, 1.5 bath ranch located on a half-acre on Stoll Road in DeWitt. Vacant and easy to show, schedule your tour today!

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $2,779 · $232/mo
• Expected delta: +$994/yr (+$83/mo · 55.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $24,403
• − Mortgage interest: −$13,724
• − Property taxes: −$1,785
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$7,127
• Taxable loss: −$3,363
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $1,657/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: Lansing Public School District
• NCES district ID: 2621150
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 23% ▲ 3.00%
• Median HH income: $37,453
• Composite: 18.76/100
• National rank: #14002
• State rank: #650 of 760 in MI

Livability — DeWitt

• Score: 78/100
• State rank: #99
• US rank: #2361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clinton County · 18,357 people
• City population: 18,357
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 18,357
• Household income: $112,526
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 183.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.50%
• Current HPI: 231.0122
• Rent YoY: —
• Metro: Lansing-East Lansing, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $258,000 REALCOMP
• 2026-05-27 Listed $258,000 Greater Lansing AoR

Property tax history

-0.7%/yr

Latest (2025): $1,785 · -32.2% YoY. Source: county tax records.