9252 E Brooks Rd · Durand, MI 48449

$226,000

3 bd · 1.0 ba · 1,342 sqft · SingleFamily · 13 Days on market

Built 1945 1.00 ac lot $168/sqft · 11% below area Est $255k · 11% 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 +12.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +0.8/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

Key facts

• 1 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Detached 2-car garage; Second garage (additional structure)
• Utilities: Private well water; Septic tank
• Home design: Single family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation; Asphalt roof; Built with vinyl siding
• Exterior features: Deck; Porch; In-ground pool; Dirt road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Stainless steel appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating
• Interior features: ENERGY STAR qualified windows; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (43.8% below list).
• Recommended offer: $127k (43.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 5.5% in Durand — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#174 in MI, #4,561 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, amenities F, commute F.
• Durand Area Schools (rural): math 17% / reading 38% proficiency, ranked #395 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Robert Kerr School (math 17% / reading 37%, grade F, #923 of 1,397 statewide, top 69%, 348 students, 63% FRL); Durand Middle School (math 16% / reading 38%, grade F, #372 of 493 statewide, top 77%, 276 students, 55% FRL); Durand Area High School (math 24% / reading 44%, grade F, #372 of 713 statewide, top 56%, 425 students, 41% FRL).
• Market conditions: 17 active listings in the ZIP; 74 units permitted in Shiawassee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Shiawassee County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,921 (43.8% 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. Built in 1945 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.56% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 14.8

CMA / ARV

• ARV (median comp): $254,854
• List price: $226,000
• Delta: -11.32%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9252 E Brooks Rd	0.00mi	3/1.0	1,342 (0%)	0mo	$230,000	$171	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $99,165
• Equity at exit: $203,599

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $310,574
• Equity at exit: $439,068

Cash invested: $63,280 (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 48449

• Home prices YoY: 26.4%
• Active inventory: 17
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$1,185
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-374

Break-even live

Break-even rent $1,743

Max offer price $159,916

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-310	+0% $-374	+5% $-438	+10% $-502
Rent	-10% $-474	-5% $-424	+0% $-374	+5% $-324	+10% $-274
Rate	-1.0pp $-260	-0.5pp $-317	base $-374	+0.5pp $-433	+1.0pp $-492

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-15
   historical Accepting Backup Offers 1108-char remark

   Show marketing remark (1108 chars)

   Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

2. 2026-05-15
   historical Active Under Contract 1118-char remark

   Show marketing remark (1108 chars)

   Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

3. 2026-05-14
   price $226,000 1108-char remark

   Show marketing remark (1108 chars)

   Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

4. 2026-05-14
   price $226,000 1118-char remark

   Show marketing remark (1108 chars)

   Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

5. 2026-05-07
   listed $232,000 Active 1108-char remark

   Show marketing remark (1108 chars)

   Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

6. 2026-05-07
   listed $232,000 Active 1118-char remark

   Show marketing remark (1108 chars)

   Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

7. 2026-05-06
   historical $232,000 1108-char remark

   Show marketing remark (1108 chars)

   Set on a picturesque 1-acre lot with farmland bordering two sides, this charming 1.5-story bungalow offers the perfect blend of privacy and country living. The home features 3 comfortable bedrooms and 1 full bathroom, ideal for families or those looking to enjoy a quieter lifestyle. The bright and spacious kitchen is a standout, complete with sleek black stainless-steel appliances and plenty of room for cooking. Numerous updates provide peace of mind, including a newer furnace, septic field, plumbing, electrical, central air, and luxury lifetime flooring (all completed in 2020). The basement was foam insulated in 2022, contributing to efficient heating with approximately one tank of propane per year. Outside, you'll find exceptional versatility with both a detached 2-car garage and an additional detached 1-car garage in the backyard - perfect for storage, hobbies, or workspace. Enjoy summer days on the deck and in the in-ground saltwater pool, complete with a safety cover for added convenience. A rare opportunity to own country property with modern updates and plenty of space inside and out.

8. 2023-07-20
   soldstatus $210,000
9. 2023-07-12
   soldstatus $210,000 Sold

   Show marketing remark (788 chars)

   This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

10. 2023-07-12
    soldstatus $210,000 Closed

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

11. 2023-06-13
    status Pending

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

12. 2023-06-13
    status Pending

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

13. 2023-05-18
    historical Keep Showing-Contgcy Appl

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

14. 2023-05-18
    historical Contingent - Continue To Show

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

15. 2023-05-12
    listed $209,900 Active

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

16. 2023-05-12
    listed $209,900 Active

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

17. 2023-05-08
    historical $209,900

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

18. 2023-05-08
    historical $209,900

    Show marketing remark (788 chars)

    This one checks all the boxes! Shiawassee county, Durand school district-Located just 0.3 miles off pavement & only 5 minutes to I69 & M71. This remodeled Bungalow nestled on private 1 acre, abutting open fields, offers 3 bedrooms, 1 full bath, 2 car garage, additional garage with new steel roof and an inground pool. All large ticket items new in 2020!-Anderson windows, plumbing & electrical, Furnace, Central Air, septic field, luxury lifetime flooring through main level. Bath completely remodeled with tiled surround, new tub & vanity. Kitchen has new cupboards and countertops. Basement was Foam insulated in 2022 taking propane use to only 1 tank fill per year. Appliances stay, excluding deep freezer. Seller reserves flag pole. Agent is related to seller

19. 2020-03-17
    soldstatus $59,500 Sold
20. 2020-03-17
    soldstatus $59,500 Closed
21. 2019-12-20
    historical
22. 2019-12-20
    historical
23. 2019-12-06
    listed $59,900
24. 2019-12-06
    listed $59,900

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $2,325 · $194/mo
• Expected delta: +$1,156/yr (+$96/mo · 98.8%)

ⓘ 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 ≥97°F today · 15 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: $15,231
• − Mortgage interest: −$12,660
• − Property taxes: −$1,169
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$6,575
• Taxable loss: −$8,740
• Est. tax savings @ 24.0%: +$2,097
• After-tax cash flow: $-2,392/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: Durand Area Schools
• NCES district ID: 2612330
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 38% ▼ -14.00%
• Median HH income: $45,999
• Composite: 23.67/100
• National rank: #7838
• State rank: #395 of 540 in MI

Livability — Durand

• Score: 74/100
• State rank: #174
• US rank: #4561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,109
• Population (ZIP): 2,760

Population outlook (Shiawassee County) Hauer SSP2

• Today (2025): 64,238 people
• By 2030: 61,434 · -4.4%
• By 2040: 55,054 · -14.3%
• By 2050: 48,426 · -24.6%
• By 2075: 35,995 · -44.0%
• By 2100: 26,678 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Shiawassee

• 2024 margin: Strong R (+23.1) · D 37.7% · R 60.8% · Other 1.6%
• 2008→2024 swing: -31.7pp toward R · 2008: 8.6pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.9 2016: R+19.6 2012: D+3.7 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.59%
• Current HPI: 367.19
• 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

+284.0% since first listed

28 events — show timeline

• 2026-06-08 Sold (MLS) $230,000 MiRealSource-MiMLS
• 2026-06-08 Sold (MLS) $230,000 REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-05-15 Contingent — REALCOMP
• 2026-05-14 Price Changed $226,000 MiRealSource-MiMLS
• 2026-05-14 Price Changed $226,000 REALCOMP
• 2026-05-07 Listed $232,000 MiRealSource-MiMLS
• 2026-05-07 Listed $232,000 REALCOMP
• 2026-05-06 Coming Soon $232,000 MiRealSource-MiMLS
• 2023-07-20 Sold (Public Records) $210,000 Public Records
• 2023-07-12 Sold (MLS) $210,000 MiRealSource-MiMLS
• 2023-07-12 Sold (MLS) $210,000 REALCOMP
• 2023-06-13 Pending — MiRealSource-MiMLS
• 2023-06-13 Pending — REALCOMP
• 2023-05-18 Contingent — MiRealSource-MiMLS
• 2023-05-18 Contingent — REALCOMP
• 2023-05-12 Listed $209,900 MiRealSource-MiMLS
• 2023-05-12 Listed $209,900 REALCOMP
• 2023-05-08 Coming Soon $209,900 MiRealSource-MiMLS
• 2023-05-08 Coming Soon $209,900 REALCOMP
• 2020-03-17 Sold (MLS) $59,500 MiRealSource-MiMLS
• 2020-03-17 Sold (MLS) $59,500 REALCOMP
• 2019-12-20 Listing Removed — MiRealSource-MiMLS
• 2019-12-20 Listing Removed — REALCOMP
• 2019-12-06 Listed $59,900 MiRealSource-MiMLS
• 2019-12-06 Listed $59,900 REALCOMP

Property tax history

+0.5%/yr

Latest (2025): $1,169 · -76.2% YoY. Source: county tax records.