10875 W English St · Kincheloe, MI 49780

$80,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 38 Days on market

Built 1978

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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 +27.8/30.0
• DSCR +9.8/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come check out this lovely 2 bed 1 bath home located just inside of the city limits of Rudyard MI. Within walking distance to most Rudyard businesses and schools! The property consists of two lots giving this home plenty of room for opportunity. South property line borders with business owned land. The area is quiet yet close to amenities. Call if you have any inquiries or questions!

Key facts

• Fresh paint
• New roof
• Garage

Tags

• NEW ROOF
• NEWLY INSTALLED FURNACE
• FRESH PAINT

Property features AI

Exterior

• Parking: Garage door opener
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Block foundation; Built using residential construction methods
• Exterior features: Metal roof; Irregular lot with few trees

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Ceiling fans; Double-pane windows with wood frames
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rudyard Area Schools (rural): math 34% / reading 42% proficiency, ranked #245 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.3% local appreciation)).
• Chippewa County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.78×
• Total profit: $39,960
• Equity at exit: $51,796

10-year hold

• IRR: 24.9%
• Equity multiple: 5.69×
• Total profit: $105,009
• Equity at exit: $95,257

Cash invested: $22,400 (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 49780

• Home prices YoY: 3.4%
• Active inventory: 18
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $243

Break-even live

Break-even rent $609

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-15
   remarks 601-char remark
2. 2026-06-15
   listed $80,000 Pending 38 DOM

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $785 · $65/mo
• Expected delta: +$447/yr (+$37/mo · 132.6%)

ⓘ 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 1/10 Low 7 d/yr ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,997
• − Mortgage interest: −$4,481
• − Property taxes: −$337
• − Insurance: −$400
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$2,327
• Taxable income: $1,692
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,510/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: Rudyard Area Schools
• NCES district ID: 2630360
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $40,299
• Composite: 31.88/100
• National rank: #5865
• State rank: #245 of 540 in MI

Livability — Kincheloe

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 922
• Population (ZIP): 1,606

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Native American 7% Two or more races 6% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Iranian 12% Slovak 7% Italian 4%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 193.2272
• 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

+23.1% since first listed

19 events — show timeline

• 2026-06-15 Sold (MLS) — EUPBR
• 2026-06-14 Pending — EUPBR
• 2026-06-14 Relisted — EUPBR
• 2026-01-16 Listed $80,000 EUPBR
• 2025-11-22 Price Changed $90,000 EUPBR
• 2025-10-24 Price Changed $110,000 EUPBR
• 2025-10-08 Price Changed $118,000 EUPBR
• 2025-08-26 Price Changed $129,900 EUPBR
• 2025-08-11 Price Changed $134,900 EUPBR
• 2025-07-16 Price Changed $139,900 EUPBR
• 2025-07-08 Listed $150,000 EUPBR
• 2024-08-23 Sold (Public Records) $120,000 Public Records
• 2024-08-23 Sold (MLS) — EUPBR
• 2024-08-22 Pending — EUPBR
• 2024-08-15 Contingent — EUPBR
• 2024-07-31 Price Changed $130,000 EUPBR
• 2024-05-14 Price Changed $138,000 EUPBR
• 2024-04-03 Listed $145,000 EUPBR
• 2022-06-24 Sold (Public Records) $65,000 Public Records

Property tax history

-1.5%/yr

Latest (2024): $337 · -64.7% YoY. Source: county tax records.