219 Clark St · Yale, MI 48097

$180,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily · 23 Days on market

Built 2003 0.32 ac lot $133/sqft · at area comps Est $187k · at est.

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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).

• Cash flow +11.2/30.0
• ARV discount +9.2/15.0
• Schools +4.4/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained manufactured home offering comfortable single-level living with 3 bedrooms and 2 full bathrooms. Inside, you'll find a convenient and functional layout with spacious rooms, large closets, and new flooring recently installed in the living room. Furnace and A/C are new as of 2025. This home provides the ease of ranch-style living while offering plenty of storage and practical space throughout. Outside, the 8x10 shed adds extra room for tools, lawn equipment, or seasonal storage. A great opportunity for buyers seeking comfort, convenience, and move-in-ready potential all in one package.

Key facts

• Ranch home
• Plenty of storage
• New flooring

Tags

• RANCH HOME
• SINGLE-LEVEL LIVING
• NEW FLOORING
• 8X10 SHED
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-69 ($-824/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.3% below list).
• Recommended offer: $143k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#432 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Yale Public Schools (rural): math 40% / reading 62% proficiency, ranked #92 of 540 in MI (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 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.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $143,471 (20.3% 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. 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. 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?
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: 0.80% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (median comp): $186,984
• List price: $180,000
• Delta: -3.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Clark St	0.00mi	3/2.0	1,352 (0%)	0mo	$180,000	$133	100
230 Mccoll St	0.10mi	3/2.0	1,420 (+5%)	11mo	$194,900	$137	78
100 Hickory Ln	0.43mi	3/2.0	1,400 (+4%)	3mo	$235,000	$168	72
125 Clark St	0.11mi	3/1.0	1,188 (-12%)	6mo	$235,000	$198	65
1 Jones St	0.48mi	3/2.0	1,400 (+4%)	11mo	$206,000	$147	62
304 Jones St	0.36mi	3/1.0	1,263 (-7%)	9mo	$170,500	$135	61
13 Mccoll St	0.24mi	4/2.0 (+1)	1,460 (+8%)	15mo	$160,000	$110	58
107 Hickory Ln	0.42mi	3/2.5	1,488 (+10%)	9mo	$280,000	$188	54
7777 Jordan Rd	0.73mi	3/2.0	1,440 (+6%)	6mo	$290,000	$201	50
210 Spring St	0.49mi	3/1.0	1,438 (+6%)	19mo	$178,000	$124	47
212 S Kennefic St	0.44mi	4/2.0 (+1)	1,500 (+11%)	14mo	$170,000	$113	45
106 W 2nd St	0.72mi	3/1.0	1,272 (-6%)	15mo	$156,000	$123	40

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-33,543
• Equity at exit: $26,839

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-34,854
• 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 48097

• Home prices YoY: -17.5%
• Active inventory: 47
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-69

Break-even live

Break-even rent $1,522

Max offer price $167,876

Occupancy floor 100%

Sensitivity live

Price	-10% $33	-5% $-18	+0% $-69	+5% $-120	+10% $-171
Rent	-10% $-182	-5% $-125	+0% $-69	+5% $-12	+10% $45
Rate	-1.0pp $22	-0.5pp $-23	base $-69	+0.5pp $-115	+1.0pp $-163

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: —

Listing history 35 events

1. 2026-05-11
   status Pending 606-char remark

   Show marketing remark (612 chars)

   Well-maintained manufactured home offering comfortable single-level living with 3 bedrooms and 2 full bathrooms. Inside, you’ll find a convenient and functional layout with spacious rooms, large closets, and new flooring recently installed in the living room. Furnace and A/C are new as of 2025. This home provides the ease of ranch-style living while offering plenty of storage and practical space throughout. Outside, the 8x10 shed adds extra room for tools, lawn equipment, or seasonal storage. A great opportunity for buyers seeking comfort, convenience, and move-in-ready potential all in one package.

2. 2026-05-11
   status Pending 612-char remark

   Show marketing remark (612 chars)

   Well-maintained manufactured home offering comfortable single-level living with 3 bedrooms and 2 full bathrooms. Inside, you’ll find a convenient and functional layout with spacious rooms, large closets, and new flooring recently installed in the living room. Furnace and A/C are new as of 2025. This home provides the ease of ranch-style living while offering plenty of storage and practical space throughout. Outside, the 8x10 shed adds extra room for tools, lawn equipment, or seasonal storage. A great opportunity for buyers seeking comfort, convenience, and move-in-ready potential all in one package.

3. 2026-04-17
   listed $180,000 Active 606-char remark

   Show marketing remark (612 chars)

   Well-maintained manufactured home offering comfortable single-level living with 3 bedrooms and 2 full bathrooms. Inside, you’ll find a convenient and functional layout with spacious rooms, large closets, and new flooring recently installed in the living room. Furnace and A/C are new as of 2025. This home provides the ease of ranch-style living while offering plenty of storage and practical space throughout. Outside, the 8x10 shed adds extra room for tools, lawn equipment, or seasonal storage. A great opportunity for buyers seeking comfort, convenience, and move-in-ready potential all in one package.

4. 2026-04-17
   listed $180,000 Active 612-char remark

   Show marketing remark (612 chars)

   Well-maintained manufactured home offering comfortable single-level living with 3 bedrooms and 2 full bathrooms. Inside, you’ll find a convenient and functional layout with spacious rooms, large closets, and new flooring recently installed in the living room. Furnace and A/C are new as of 2025. This home provides the ease of ranch-style living while offering plenty of storage and practical space throughout. Outside, the 8x10 shed adds extra room for tools, lawn equipment, or seasonal storage. A great opportunity for buyers seeking comfort, convenience, and move-in-ready potential all in one package.

5. 2024-11-07
   soldstatus $170,000
6. 2024-08-22
   historical
7. 2024-08-22
   historical
8. 2024-08-16
   listed $175,000 Active
9. 2024-08-16
   listed $175,000 Active
10. 2024-08-11
    historical
11. 2024-08-11
    historical
12. 2023-11-27
    soldstatus $165,000
13. 2023-10-13
    soldstatus $165,000 Closed
14. 2023-10-13
    soldstatus $165,000
15. 2023-10-09
    status Pending
16. 2023-10-04
    price $169,000
17. 2023-09-19
    price $175,000
18. 2023-09-01
    price $177,900
19. 2023-08-03
    price $179,900
20. 2023-07-26
    price $184,900
21. 2023-07-07
    listed $189,900 Active
22. 2023-07-07
    listed $169,000
23. 2022-01-27
    soldstatus $45,000
24. 2021-05-19
    soldstatus $15,000 Sold
25. 2021-05-19
    soldstatus $15,000 Closed
26. 2021-05-10
    status Pending
27. 2021-05-10
    status Pending
28. 2020-11-21
    price $18,000
29. 2020-11-20
    price $18,000
30. 2020-01-23
    price $19,799
31. 2020-01-22
    price $19,799
32. 2019-05-10
    price $19,800
33. 2019-05-10
    price $19,800
34. 2018-05-21
    listed $19,900 Active
35. 2018-05-21
    listed $19,900 Active

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$287/yr (+$24/mo · 13.1%)

ⓘ 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 ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,217
• − Mortgage interest: −$10,083
• − Property taxes: −$2,197
• − Insurance: −$900
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$5,236
• Taxable loss: −$3,955
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $126/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: Yale Public Schools
• NCES district ID: 2636600
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $53,116
• Composite: 43.83/100
• National rank: #2926
• State rank: #92 of 540 in MI

Livability — Yale

• Score: 66/100
• State rank: #432
• US rank: #12026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yale, MI
• County: Saint Clair County · 44,760 people
• City population: 5,418
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 5,418
• Household income: $63,659
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 94.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.26%
• Current HPI: 246.4218
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

+804.5% since first listed

35 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-04-17 Listed $180,000 REALCOMP
• 2026-04-17 Listed $180,000 MiRealSource-MiMLS
• 2024-11-07 Sold (Public Records) $170,000 Public Records
• 2024-08-22 Listing Removed — MiRealSource-MiMLS
• 2024-08-22 Listing Removed — REALCOMP
• 2024-08-16 Listed $175,000 MiRealSource-MiMLS
• 2024-08-16 Listed $175,000 REALCOMP
• 2024-08-11 Coming Soon — MiRealSource-MiMLS
• 2024-08-11 Coming Soon — REALCOMP
• 2023-11-27 Sold (Public Records) $165,000 Public Records
• 2023-10-13 Sold (MLS) $165,000 REALCOMP
• 2023-10-13 Sold (MLS) $165,000 MiRealSource-MiMLS
• 2023-10-09 Pending — MiRealSource-MiMLS
• 2023-10-04 Price Changed $169,000 MiRealSource-MiMLS
• 2023-09-19 Price Changed $175,000 MiRealSource-MiMLS
• 2023-09-01 Price Changed $177,900 MiRealSource-MiMLS
• 2023-08-03 Price Changed $179,900 MiRealSource-MiMLS
• 2023-07-26 Price Changed $184,900 MiRealSource-MiMLS
• 2023-07-07 Listed $169,000 REALCOMP
• 2023-07-07 Listed $189,900 MiRealSource-MiMLS
• 2022-01-27 Sold (Public Records) $45,000 Public Records
• 2021-05-19 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2021-05-19 Sold (MLS) $15,000 REALCOMP
• 2021-05-10 Pending — MiRealSource-MiMLS
• 2021-05-10 Pending — REALCOMP
• 2020-11-21 Price Changed $18,000 MiRealSource-MiMLS
• 2020-11-20 Price Changed $18,000 REALCOMP
• 2020-01-23 Price Changed $19,799 MiRealSource-MiMLS
• 2020-01-22 Price Changed $19,799 REALCOMP
• 2019-05-10 Price Changed $19,800 MiRealSource-MiMLS
• 2019-05-10 Price Changed $19,800 REALCOMP
• 2018-05-21 Listed $19,900 MiRealSource-MiMLS
• 2018-05-21 Listed $19,900 REALCOMP

Property tax history

+15.8%/yr

Latest (2025): $2,197 · -37.6% YoY. Source: county tax records.