1260 W Baldwin Rd · Baldwin, MI 49304

$79,900

2 bd · 1.5 ba · 1,083 sqft · SingleFamily · 9 Days on market

Built 1960 0.31 ac lot $74/sqft · 53% below area

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great home at a great, affordable price! This 2 (possibly 3?) bedroom, 1 and half bath home offers more then just the basic open floor plan, 1 stall garage, and full basement. It offers possibilities! The bonus room could be easily be a 3rd bedroom, the basement could be finished off for a rec room for the kids but great as is for storage, the fenced in part of the yard is great for kids and dogs or to keep the critters out of your garden, and the large living room windows really lets the light in. Located on a county maintained paved road on a corner lot with about a 1/3 of an acre available across the street (Lots 15-9, Blk 3 Baldwin Ave Sub 43-14-03-015-01). New carpet has already been installed, roof is new in 2023, furnace was inspected a few months ago, and appliances stay. Don't miss this one!

Key facts

• Open floor plan
• Bonus room
• Fenced in yard

Tags

• OPEN FLOOR PLAN
• BONUS ROOM
• FENCED IN YARD
• LARGE LIVING ROOM WINDOWS
• COUNTY MAINTAINED PAVED ROAD
• CORNER LOT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Electricity available
• Home design: Ranch-style single family residence; Built in 1960
• Construction: Aluminum siding; Composition roof; Crawl space / partial basement
• Exterior features: Corner lot; Recreational lot; Wooded lot; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Second bedroom; Additional room (other)
• Bathrooms: One full bathroom; One half bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: LP tank is rented; Storm windows and screens
• Laundry & utility: Laundry room; Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $80k).
• Cap rate 7.9% vs local median 3.6% in Baldwin — 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 68/100 on livability (#360 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 167 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lake County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 6.8

CMA / ARV

• ARV (median comp): $170,396
• List price: $79,900
• Delta: -53.11%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 W Sanborn River Ave	0.75mi	1/1.0 (-1)	1,000 (-8%)	14mo	$168,000	$168	33

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-6,251
• Equity at exit: $11,913

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $3,423
• Equity at exit: $6,908

Cash invested: $22,372 (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 49304

• Home prices YoY: -30.4%
• Active inventory: 167
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$219 /mo · $2,626/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $104

Break-even live

Break-even rent $850

Max offer price $79,900

Occupancy floor 84%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-11
   status Pending 819-char remark

   Show marketing remark (818 chars)

   What a great home at a great, affordable price! This 2 (possibly 3?) bedroom, 1 and half bath home offers more then just the basic open floor plan, 1 stall garage, and full basement. It offers possibilities! The bonus room could be easily be a 3rd bedroom, the basement could be finished off for a rec room for the kids but great as is for storage, the fenced in part of the yard is great for kids and dogs or to keep the critters out of your garden, and the large living room windows really lets the light in. Located on a county maintained paved road on a corner lot with about a 1/3 of an acre available across the street (Lots 15-9, Blk 3 Baldwin Ave Sub 43-14-03-015-01). New carpet has already been installed, roof is new in 2023, furnace was inspected a few months ago, and appliances stay. Don't miss this one!

2. 2026-05-11
   status Pending 818-char remark

   Show marketing remark (818 chars)

   What a great home at a great, affordable price! This 2 (possibly 3?) bedroom, 1 and half bath home offers more then just the basic open floor plan, 1 stall garage, and full basement. It offers possibilities! The bonus room could be easily be a 3rd bedroom, the basement could be finished off for a rec room for the kids but great as is for storage, the fenced in part of the yard is great for kids and dogs or to keep the critters out of your garden, and the large living room windows really lets the light in. Located on a county maintained paved road on a corner lot with about a 1/3 of an acre available across the street (Lots 15-9, Blk 3 Baldwin Ave Sub 43-14-03-015-01). New carpet has already been installed, roof is new in 2023, furnace was inspected a few months ago, and appliances stay. Don't miss this one!

3. 2026-05-11
   status Pending

   Show marketing remark (818 chars)

   What a great home at a great, affordable price! This 2 (possibly 3?) bedroom, 1 and half bath home offers more then just the basic open floor plan, 1 stall garage, and full basement. It offers possibilities! The bonus room could be easily be a 3rd bedroom, the basement could be finished off for a rec room for the kids but great as is for storage, the fenced in part of the yard is great for kids and dogs or to keep the critters out of your garden, and the large living room windows really lets the light in. Located on a county maintained paved road on a corner lot with about a 1/3 of an acre available across the street (Lots 15-9, Blk 3 Baldwin Ave Sub 43-14-03-015-01). New carpet has already been installed, roof is new in 2023, furnace was inspected a few months ago, and appliances stay. Don't miss this one!

4. 2026-05-01
   listed $79,900 Active 819-char remark

   Show marketing remark (818 chars)

   What a great home at a great, affordable price! This 2 (possibly 3?) bedroom, 1 and half bath home offers more then just the basic open floor plan, 1 stall garage, and full basement. It offers possibilities! The bonus room could be easily be a 3rd bedroom, the basement could be finished off for a rec room for the kids but great as is for storage, the fenced in part of the yard is great for kids and dogs or to keep the critters out of your garden, and the large living room windows really lets the light in. Located on a county maintained paved road on a corner lot with about a 1/3 of an acre available across the street (Lots 15-9, Blk 3 Baldwin Ave Sub 43-14-03-015-01). New carpet has already been installed, roof is new in 2023, furnace was inspected a few months ago, and appliances stay. Don't miss this one!

5. 2026-05-01
   listed $79,900 Active 818-char remark

   Show marketing remark (818 chars)

   What a great home at a great, affordable price! This 2 (possibly 3?) bedroom, 1 and half bath home offers more then just the basic open floor plan, 1 stall garage, and full basement. It offers possibilities! The bonus room could be easily be a 3rd bedroom, the basement could be finished off for a rec room for the kids but great as is for storage, the fenced in part of the yard is great for kids and dogs or to keep the critters out of your garden, and the large living room windows really lets the light in. Located on a county maintained paved road on a corner lot with about a 1/3 of an acre available across the street (Lots 15-9, Blk 3 Baldwin Ave Sub 43-14-03-015-01). New carpet has already been installed, roof is new in 2023, furnace was inspected a few months ago, and appliances stay. Don't miss this one!

6. 2026-05-01
   listed $79,900 Active

   Show marketing remark (818 chars)

   What a great home at a great, affordable price! This 2 (possibly 3?) bedroom, 1 and half bath home offers more then just the basic open floor plan, 1 stall garage, and full basement. It offers possibilities! The bonus room could be easily be a 3rd bedroom, the basement could be finished off for a rec room for the kids but great as is for storage, the fenced in part of the yard is great for kids and dogs or to keep the critters out of your garden, and the large living room windows really lets the light in. Located on a county maintained paved road on a corner lot with about a 1/3 of an acre available across the street (Lots 15-9, Blk 3 Baldwin Ave Sub 43-14-03-015-01). New carpet has already been installed, roof is new in 2023, furnace was inspected a few months ago, and appliances stay. Don't miss this one!

7. 2022-12-06
   soldstatus $25,000
8. 2015-05-25
   historical
9. 2014-12-04
   historical
10. 2013-12-11
    listed $25,900
11. 2013-12-11
    listed $25,900

ⓘ 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: $2,626 · $219/mo
• Projected year-2 tax: $2,626 · $219/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,771
• − Mortgage interest: −$4,476
• − Property taxes: −$2,626
• − Insurance: −$400
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,324
• Taxable income: $62
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,230/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Baldwin

• Score: 68/100
• State rank: #360
• US rank: #9207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,680

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 12% Hispanic / Latino 11% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 5% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Vietnamese 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.01%
• Current HPI: 116.6025
• 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

+208.5% since first listed

11 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — SW Michigan MLS
• 2026-05-01 Listed $79,900 SW Michigan MLS
• 2026-05-01 Listed $79,900 MiRealSource-MiMLS
• 2026-05-01 Listed $79,900 REALCOMP
• 2022-12-06 Sold (Public Records) $25,000 Public Records
• 2015-05-25 Listing Removed — REALCOMP
• 2014-12-04 Listing Removed — SW Michigan MLS
• 2013-12-11 Listed $25,900 SW Michigan MLS
• 2013-12-11 Listed $25,900 REALCOMP

Property tax history

+15.8%/yr

Latest (2024): $2,626 · +4.8% YoY. Source: county tax records.