630 N Cochran Ave · Charlotte, MI 48813

$162,500

4 bd · 1.0 ba · 1,812 sqft · SingleFamily public records · 53 Days on market

Built 1900 0.40 ac lot $90/sqft · 10% below area Est $180k · 10% 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 +11.8/15.0
• Cash flow +10.1/30.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

Key facts

• 0.4 acre lot
• Built 1900
• Listed 53 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Two-story home; Built in 1900; City street frontage
• Construction: Vinyl and wood siding; Shingle roof
• Exterior features: Back yard; Deck; Shed(s)

Interior

• Kitchen: Kitchen (approx. 18 x 10); Includes Dishwasher, Range, Refrigerator
• Bedrooms: 4 bedrooms (Primary bedroom approx. 13.9 x 10; other bedrooms approx. 13 x 8; 13.8 x 9; 11 x 7.9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Full basement; Dishwasher, Range, Refrigerator
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (13.8% below list).
• Recommended offer: $140k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% in Charlotte — 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 73/100 on livability (#219 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D, amenities F.
• Charlotte Public Schools (town): math 31% / reading 40% proficiency, ranked #261 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkview Elementary School (math 52% / reading 47%, grade D, #382 of 1,397 statewide, top 30%, 319 students, 49% FRL); Charlotte Upper Elementary School (math 31% / reading 39%, grade F, #283 of 493 statewide, top 58%, 573 students, 46% FRL); Charlotte Senior High School (math 22% / reading 57%, grade F, #304 of 713 statewide, top 46%, 698 students, 35% FRL).
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 18y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
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: 0.86% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 9.7

CMA / ARV

• ARV (median comp): $179,848
• List price: $162,500
• Delta: -9.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 High St	0.41mi	4/1.5	1,754 (-3%)	5mo	$252,500	$144	70
735 N Cochran Ave	0.17mi	3/2.0 (-1)	1,620 (-11%)	4mo	$215,000	$133	62
311 N Bostwick St	0.40mi	3/2.0 (-1)	1,734 (-4%)	9mo	$206,000	$119	58
309 W Harris St	0.57mi	4/1.0	1,914 (+6%)	8mo	$159,900	$84	57
211 W Stoddard St	0.44mi	3/1.5 (-1)	1,690 (-7%)	10mo	$118,000	$70	53
921 Forest St. St	0.51mi	3/1.0 (-1)	1,701 (-6%)	10mo	$192,000	$113	52
519 Amity St	0.34mi	3/1.0 (-1)	1,566 (-14%)	8mo	$195,000	$125	50
922 High St	0.47mi	3/2.0 (-1)	1,640 (-10%)	7mo	$310,000	$189	48
609 W Harris St	0.70mi	3/1.0 (-1)	1,898 (+5%)	9mo	$191,000	$101	47
621 Dellinger Dr	0.61mi	3/2.5 (-1)	1,737 (-4%)	11mo	$333,100	$192	45
703 Oakwood Dr	0.59mi	3/2.5 (-1)	1,737 (-4%)	12mo	$330,000	$190	45
605 Beech St	0.60mi	3/2.5 (-1)	1,555 (-14%)	12mo	$250,000	$161	27

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-32,242
• Equity at exit: $24,229

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-35,496
• Equity at exit: $14,050

Cash invested: $45,500 (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 48813

• Active inventory: 98
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$280 /mo · $3,360/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-94

Break-even live

Break-even rent $1,519

Max offer price $145,918

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-48	+0% $-94	+5% $-140	+10% $-186
Rent	-10% $-204	-5% $-149	+0% $-94	+5% $-39	+10% $17
Rate	-1.0pp $-12	-0.5pp $-53	base $-94	+0.5pp $-136	+1.0pp $-179

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 S Cochran Ave Charlotte, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	1.00mi

Listing history 50 events

1. 2026-06-21
   days on market $162,500 Active 53 DOM
2. 2026-06-18
   days on market $162,500 Active 50 DOM
3. 2026-06-17
   days on market $162,500 Active 49 DOM
4. 2026-06-16
   pricedays on market $162,500 Active 48 DOM

   Show marketing remark (431 chars)

   Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

5. 2026-06-15
   days on market $175,000 Active 47 DOM
6. 2026-06-14
   days on market $175,000 Active 45 DOM
7. 2026-06-13
   days on market $175,000 Active 44 DOM
8. 2026-06-10
   days on market $175,000 Active 42 DOM
9. 2026-06-09
   days on market $175,000 Active 41 DOM
10. 2026-06-08
    days on market $175,000 Active 40 DOM
11. 2026-06-07
    days on market $175,000 Active 39 DOM
12. 2026-06-05
    days on market $175,000 Active 36 DOM
13. 2026-06-03
    days on market $175,000 Active 35 DOM
14. 2026-06-02
    days on market $175,000 Active 34 DOM
15. 2026-06-01
    days on market $175,000 Active 33 DOM
16. 2026-05-31
    days on market $175,000 Active 32 DOM
17. 2026-05-30
    days on market $175,000 Active 31 DOM
18. 2026-05-15
    status Active 431-char remark

    Show marketing remark (431 chars)

    Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

19. 2026-05-15
    status Active 433-char remark

    Show marketing remark (431 chars)

    Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

20. 2026-05-04
    historical Active Under Contract 431-char remark

    Show marketing remark (431 chars)

    Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

21. 2026-05-04
    historical Active Under Contract 433-char remark

    Show marketing remark (431 chars)

    Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

22. 2026-04-29
    listed $175,000 Active 431-char remark

    Show marketing remark (431 chars)

    Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

23. 2026-04-29
    listed $175,000 Active 433-char remark

    Show marketing remark (431 chars)

    Convenient location close to shopping, restaurants and schools with this 4 bedroom home. Main floor features a large living room, dining room, kitchen with slider to access the deck, full bathroom, laundry, bedroom or office, 3 seasons room. The 2nd floor features 3 bedrooms. Large back yard, play set, deck. Immediate occupancy at closing. Room sizes, square feet and year built may not be exact. Buyer to verify all information.

24. 2021-04-30
    soldstatus $132,000
25. 2021-01-30
    historical
26. 2020-11-16
    historical
27. 2020-11-06
    historical Accepting Backup Offers
28. 2020-10-30
    historical
29. 2020-10-30
    listed $139,900
30. 2020-10-30
    listed $139,900 Active
31. 2020-10-30
    historical
32. 2020-10-27
    status Active
33. 2020-10-23
    historical Accepting Backup Offers
34. 2020-10-01
    historical
35. 2020-09-30
    listed $139,900 Active
36. 2020-09-30
    listed $139,900
37. 2020-09-30
    historical
38. 2020-09-24
    price $139,900
39. 2020-09-17
    listed $145,000 Active
40. 2020-09-17
    listed $139,900
41. 2020-09-08
    historical
42. 2020-09-08
    historical
43. 2020-09-03
    price $145,000
44. 2020-08-14
    listed $149,999 Active
45. 2020-08-14
    listed $145,000
46. 2017-12-05
    soldstatus $85,000
47. 2017-12-01
    soldstatus $85,000
48. 2017-12-01
    soldstatus $85,000
49. 2017-09-18
    listed $89,900
50. 2017-09-18
    listed $89,900

ⓘ 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: $3,360 · $280/mo
• Projected year-2 tax: $3,360 · $280/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 · 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: $16,800
• − Mortgage interest: −$9,103
• − Property taxes: −$3,360
• − Insurance: −$812
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,727
• Taxable loss: −$3,890
• Est. tax savings @ 24.0%: +$934
• After-tax cash flow: $-193/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: Charlotte Public Schools
• NCES district ID: 2608770
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $54,722
• Composite: 31.18/100
• National rank: #6048
• State rank: #261 of 540 in MI

Livability — Charlotte

• Score: 73/100
• State rank: #219
• US rank: #5414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte, MI
• City population: 20,263
• Population (ZIP): 20,263

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.48%
• Current HPI: 183.0171
• 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

+110.5% since first listed

43 events — show timeline

• 2026-06-16 Price Changed $162,500 REALCOMP
• 2026-06-16 Price Changed $162,500 Greater Lansing AoR
• 2026-05-15 Relisted — REALCOMP
• 2026-05-15 Relisted — Greater Lansing AoR
• 2026-05-04 Contingent — REALCOMP
• 2026-05-04 Contingent — Greater Lansing AoR
• 2026-04-29 Listed $175,000 REALCOMP
• 2026-04-29 Listed $175,000 Greater Lansing AoR
• 2021-04-30 Sold (Public Records) $132,000 Public Records
• 2021-01-30 Listing Removed — Greater Lansing AoR
• 2020-11-16 Listing Removed — REALCOMP
• 2020-11-06 Contingent — REALCOMP
• 2020-10-30 Listing Removed — REALCOMP
• 2020-10-30 Listing Removed — Greater Lansing AoR
• 2020-10-30 Listed $139,900 REALCOMP
• 2020-10-30 Listed $139,900 Greater Lansing AoR
• 2020-10-27 Relisted — REALCOMP
• 2020-10-23 Contingent — REALCOMP
• 2020-10-01 Listing Removed — REALCOMP
• 2020-09-30 Listing Removed — Greater Lansing AoR
• 2020-09-30 Listed $139,900 Greater Lansing AoR
• 2020-09-30 Listed $139,900 REALCOMP
• 2020-09-24 Price Changed $139,900 REALCOMP
• 2020-09-17 Listed $139,900 Greater Lansing AoR
• 2020-09-17 Listed $145,000 REALCOMP
• 2020-09-08 Listing Removed — REALCOMP
• 2020-09-08 Listing Removed — Greater Lansing AoR
• 2020-09-03 Price Changed $145,000 REALCOMP
• 2020-08-14 Listed $145,000 Greater Lansing AoR
• 2020-08-14 Listed $149,999 REALCOMP
• 2017-12-05 Sold (Public Records) $85,000 Public Records
• 2017-12-01 Sold (MLS) $85,000 REALCOMP
• 2017-12-01 Sold (MLS) $85,000 Greater Lansing AoR
• 2017-09-18 Listed $89,900 REALCOMP
• 2017-09-18 Listed $89,900 Greater Lansing AoR
• 2010-03-22 Sold (Public Records) $31,500 Public Records
• 2010-03-11 Sold (MLS) $31,500 Greater Lansing AoR
• 2009-11-23 Listed $40,000 Greater Lansing AoR
• 2009-11-17 Listing Removed — Greater Lansing AoR
• 2009-01-06 Listed $49,500 Greater Lansing AoR
• 2008-12-01 Listing Removed — Greater Lansing AoR
• 2008-10-22 Listed $69,500 Greater Lansing AoR
• 1998-05-18 Sold (Public Records) $77,200 Public Records

Property tax history

+18.8%/yr

Latest (2025): $3,360 · +2.9% YoY. Source: county tax records.