332 N Brooks St · Owosso, MI 48867

$95,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 7 Days on market

Built 2001 10,019 sqft lot Est $140k · 32% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• 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

Bring your design ideas to this classic, one level ranch home nestled on a . 22 acre lot. Featuring a highly functional floor plan with three comfortable bedrooms and two full baths, this property is the perfect canvas for your personal touch. Located on dead end of a dead-end street. Brand new sewer lines, also a new water heater. All appliances stay with home, including a deep freezer for extra food storage! Move right in with zero extra expenses. Schedule your tour today! BATVI

Key facts

• New water heater
• Dead end street
• All appliances stay

Tags

• ONE LEVEL RANCH HOME
• HIGHLY FUNCTIONAL FLOOR PLAN
• DEAD END STREET
• BRAND NEW SEWER LINES
• NEW WATER HEATER
• ALL APPLIANCES STAY

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.23 acres; Lot dimensions about 157 x 62

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.5% vs local median 4.2% in Owosso — 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 76/100 on livability (#147 in MI, #3,704 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, commute F.
• Owosso Public Schools (town): math 21% / reading 33% proficiency, ranked #401 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 74 units permitted in Shiawassee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shiawassee County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $95,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.05% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $140,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Lynn St	0.35mi	4/2.0 (+1)	1,210 (+2%)	1mo	$55,000	$45	75
1432 Young St	0.26mi	3/1.0	1,129 (-5%)	2mo	$165,000	$146	74
323 S Chipman St	0.49mi	3/1.0	1,170 (-2%)	1mo	$130,000	$111	70
526 S Chipman St	0.60mi	3/1.0	1,184 (-0%)	1mo	$200,000	$169	66
302 Lafayette Blvd	0.13mi	3/1.0	1,020 (-14%)	0mo	$119,900	$118	66
1330 W King St	0.40mi	3/1.5	1,274 (+7%)	4mo	$148,000	$116	64
1339 Olmstead St	0.46mi	3/2.0	1,084 (-9%)	2mo	$189,000	$174	63
1428 Lynn St	0.32mi	3/1.0	1,060 (-11%)	2mo	$185,000	$175	62
1568 Kenneth St	0.72mi	3/2.0	1,160 (-2%)	1mo	$170,000	$147	61
1603 Lynn St	0.35mi	3/1.0	1,300 (+9%)	5mo	$47,000	$36	60
911 Beehler St	0.47mi	3/1.0	1,100 (-7%)	6mo	$35,000	$32	56
1114 Beehler St	0.33mi	3/1.0	1,018 (-14%)	7mo	$120,000	$118	51

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,052
• Equity at exit: $14,165

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $11,042
• Equity at exit: $8,214

Cash invested: $26,600 (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 48867

• Active inventory: 162
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $178

Break-even live

Break-even rent $774

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Candlewick Dr Owosso, MI	3.0	2.0	1056	$1,000	$0.95	13d	1	1.44mi

Listing history 6 events

1. 2026-05-19
   listed $95,000 Active 485-char remark

   Show marketing remark (485 chars)

   Bring your design ideas to this classic, one level ranch home nestled on a . 22 acre lot. Featuring a highly functional floor plan with three comfortable bedrooms and two full baths, this property is the perfect canvas for your personal touch. Located on dead end of a dead-end street. Brand new sewer lines, also a new water heater. All appliances stay with home, including a deep freezer for extra food storage! Move right in with zero extra expenses. Schedule your tour today! BATVI

2. 2026-05-19
   listed $95,000 Active

   Show marketing remark (485 chars)

   Bring your design ideas to this classic, one level ranch home nestled on a . 22 acre lot. Featuring a highly functional floor plan with three comfortable bedrooms and two full baths, this property is the perfect canvas for your personal touch. Located on dead end of a dead-end street. Brand new sewer lines, also a new water heater. All appliances stay with home, including a deep freezer for extra food storage! Move right in with zero extra expenses. Schedule your tour today! BATVI

3. 2007-02-13
   historical
4. 2006-12-18
   listed $84,900
5. 2006-12-15
   historical
6. 2006-03-28
   listed $84,900

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$288/yr (+$24/mo · 32.4%)

ⓘ 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 3/10 Moderate 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: $12,000
• − Mortgage interest: −$5,321
• − Property taxes: −$887
• − Insurance: −$475
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,764
• Taxable income: $633
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $1,988/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: Owosso Public Schools
• NCES district ID: 2627210
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $40,656
• Composite: 22.78/100
• National rank: #8025
• State rank: #401 of 540 in MI

Livability — Owosso

• Score: 76/100
• State rank: #147
• US rank: #3704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owosso, MI
• City population: 27,399
• Population (ZIP): 27,399

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Arabic 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: ▼ -234.79%
• Current HPI: 190.5775
• 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

+11.9% since first listed

6 events — show timeline

• 2026-05-19 Listed $95,000 REALCOMP
• 2026-05-19 Listed $95,000 MiRealSource-MiMLS
• 2007-02-13 Listing Removed — REALCOMP
• 2006-12-18 Listed $84,900 REALCOMP
• 2006-12-15 Listing Removed — REALCOMP
• 2006-03-28 Listed $84,900 REALCOMP

Property tax history

-4.8%/yr

Latest (2025): $887 · -30.8% YoY. Source: county tax records.