501 High St · Williamston, MI 48895

$180,000

3 bd · 1.0 ba · 1,073 sqft · SingleFamily · 11 Days on market

Built 1947 0.50 ac lot Est $203k · 11% under

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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 +24.9/30.0
• ARV discount +12.6/15.0
• DSCR +8.1/10.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This downtown charmer on a river front lot has tons of potential! Charming plaster walls with coved ceilings and archways, foyer with coat closet, vinyl windows, Central Air, established grape vines, 2 car garage and shed with an extra deep lot off of the Red Cedar River. Walk to town and the park! There is work needed her but it can be a great opportunity to build some equity. Property is being sold for cash due to an active leak in the roof that could make financing difficult.

Key facts

• River front lot
• Vinyl windows
• Plaster walls

Tags

• RIVER FRONT LOT
• PLASTER WALLS
• COVED CEILINGS
• ARCHWAYS
• COAT CLOSET
• VINYL WINDOWS

Property features AI

Exterior

• Parking: Detached garage with garage door opener
• Utilities: Public sewer; Fuses for electric; Water connected; Sewer connected; Natural gas connected; Electricity connected
• Home design: One and one half levels; Built in 1947; City street frontage
• Construction: Shingle siding; Block foundation
• Exterior features: Back yard; Waterfront frontage on a river; Double pane windows; Shingle roof; Shed(s)

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Two additional bedrooms (total 3 bedrooms)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Entrance foyer; Cove ceilings in living room; Full block basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 86/100 on livability (#19 in MI, #359 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities D-, health & safety D-.
• Williamston Community Schools (town): math 49% / reading 62% proficiency, ranked #55 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 350 units permitted in Ingham County in 2024 (186 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.
• Ingham County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.18% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $202,797
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 High St	0.00mi	3/1.0	1,073 (0%)	0mo	$180,000	$168	100
407 S Cedar St	0.32mi	3/1.0	1,120 (+4%)	1mo	$210,000	$188	78
607 E Riverside St	0.26mi	2/1.0 (-1)	1,060 (-1%)	10mo	$230,000	$217	73
310 Crossman St	0.21mi	2/2.0 (-1)	1,083 (+1%)	16mo	$230,000	$212	67
216 S Cedar St	0.25mi	2/1.0 (-1)	1,025 (-4%)	11mo	$185,000	$180	66
112 Jackson St	0.43mi	3/1.5	1,072 (-0%)	15mo	$202,500	$189	66
621 E Church St	0.35mi	2/1.0 (-1)	1,056 (-2%)	13mo	$245,000	$232	66
638 Irving St	0.42mi	2/1.0 (-1)	1,096 (+2%)	17mo	$176,200	$161	58
302 E Grand River Ave	0.13mi	2/1.5 (-1)	1,200 (+12%)	18mo	$252,000	$210	52
2260 E E Grand Riv	0.28mi	3/1.0	945 (-12%)	20mo	$105,501	$112	51
825 S Putnam St	0.56mi	2/1.0 (-1)	992 (-8%)	11mo	$225,000	$227	47
1818 Harvey Dr	0.72mi	3/1.0	1,144 (+7%)	16mo	$210,000	$184	42

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,511
• Equity at exit: $26,839

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $28,001
• Equity at exit: $15,563

Cash invested: $50,400 (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 48895

• Active inventory: 59
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$278 /mo · $3,333/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $386

Break-even live

Break-even rent $1,641

Max offer price $180,000

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 E Riverside St Williamston, MI	3.0	2.0	1292	$1,975	$1.53	13d	1	0.38mi
2155 Mitchell Rd Williamston, MI	3.0	2.0	1492	$2,530	$1.70	13d	1	0.85mi

Listing history 2 events

1. 2026-05-16
   listed $180,000 Active

   Show marketing remark (483 chars)

   This downtown charmer on a river front lot has tons of potential! Charming plaster walls with coved ceilings and archways, foyer with coat closet, vinyl windows, Central Air, established grape vines, 2 car garage and shed with an extra deep lot off of the Red Cedar River. Walk to town and the park! There is work needed her but it can be a great opportunity to build some equity. Property is being sold for cash due to an active leak in the roof that could make financing difficult.

2. 2026-05-16
   listed $180,000 Active 483-char remark

   Show marketing remark (483 chars)

   This downtown charmer on a river front lot has tons of potential! Charming plaster walls with coved ceilings and archways, foyer with coat closet, vinyl windows, Central Air, established grape vines, 2 car garage and shed with an extra deep lot off of the Red Cedar River. Walk to town and the park! There is work needed her but it can be a great opportunity to build some equity. Property is being sold for cash due to an active leak in the roof that could make financing difficult.

ⓘ 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: $3,333 · $278/mo
• Projected year-2 tax: $3,333 · $278/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 ≥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: $25,561
• − Mortgage interest: −$10,083
• − Property taxes: −$3,333
• − Insurance: −$900
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$5,236
• Taxable income: $1,920
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $4,173/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: Williamston Community Schools
• NCES district ID: 2636420
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $79,113
• Composite: 50.08/100
• National rank: #1909
• State rank: #55 of 540 in MI

Livability — Williamston

• Score: 86/100
• State rank: #19
• US rank: #359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamston, MI
• City population: 11,294
• Population (ZIP): 11,294

Population outlook (Ingham County) Hauer SSP2

• Today (2025): 300,362 people
• By 2030: 307,808 · +2.5%
• By 2040: 320,492 · +6.7%
• By 2050: 333,223 · +10.9%
• By 2075: 373,693 · +24.4%
• By 2100: 392,021 · +30.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 7% Romanian 6% Lithuanian 5%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Ingham

• 2024 margin: Strong D (+29.7) · D 63.9% · R 34.2% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: 33.3pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+32.2 2016: D+27.6 2012: D+27.9 2008: D+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.37%
• Current HPI: 202.0808
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-16 Listed $180,000 REALCOMP
• 2026-05-16 Listed $180,000 Greater Lansing AoR

Property tax history

+3.0%/yr

Latest (2025): $3,333 · +2.9% YoY. Source: county tax records.