330 N Hanselman St · Bad Axe, MI 48413

$69,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 48 Days on market

Built 1940 0.26 ac lot Est $91k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This story book like home awaits you in Bad Axe! The home is situated on a large corner lot, with plenty of yard for gardening or getting yard games going. The charming architecture of the home captures interest, with an arched door and a big beautiful fireplace chimney located in the front of the home. The driveway was recently redone with cement. Entering the front door, the spacious living room welcomes you with the brick hearth. Off of the living room you will find two good sized bedrooms and a full bathroom. To the left of the living room is the dining room, with plenty of natural light and a beautiful curved ceiling, perfect for dinner parties. Off of the dining room to the back you will find the kitchen with an efficient layout and plenty of cupboard space. From the kitchen, you can conveniently get to the backyard to your bbq grill, and detached garage. The steps to the basement is located by the back door. The basement is partially finished with a living room area, a half bath, and a large cedar closet. Plenty of storage area left. This home is being sold AS-IS, and would be a doll house fixed up. Located walking distance to parks, restaurants, stores, and many other amenities.

Key facts

• Large corner lot
• Large cedar closet
• Efficient layout

Tags

• LARGE CORNER LOT
• RECENTLY REDONE DRIVEWAY
• EFFICIENT LAYOUT
• PLENTY OF CUPBOARD SPACE
• PARTIALLY FINISHED BASEMENT
• LARGE CEDAR CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#179 in MI, #4,614 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F, employment F.
• Bad Axe Public Schools (town): math 33% / reading 41% proficiency, ranked #264 of 540 in MI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 67 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Huron County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.45% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.34%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $91,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 N Silver St	0.43mi	2/1.0 (-1)	900 (-2%)	6mo	$89,000	$99	66

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $12,900
• Equity at exit: $10,422

10-year hold

• IRR: 24.9%
• Equity multiple: 3.16×
• Total profit: $42,363
• Equity at exit: $6,044

Cash invested: $19,572 (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 48413

• Home prices YoY: -14.6%
• Active inventory: 16
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $381

Break-even live

Break-even rent $531

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $69,900 Active 48 DOM
2. 2026-06-17
   days on market $69,900 Active 47 DOM
3. 2026-06-16
   days on market $69,900 Active 46 DOM
4. 2026-06-16
   status $69,900 Active 45 DOM
5. 2026-03-20
   status Pending 1205-char remark

   Show marketing remark (1205 chars)

   This story book like home awaits you in Bad Axe! The home is situated on a large corner lot, with plenty of yard for gardening or getting yard games going. The charming architecture of the home captures interest, with an arched door and a big beautiful fireplace chimney located in the front of the home. The driveway was recently redone with cement. Entering the front door, the spacious living room welcomes you with the brick hearth. Off of the living room you will find two good sized bedrooms and a full bathroom. To the left of the living room is the dining room, with plenty of natural light and a beautiful curved ceiling, perfect for dinner parties. Off of the dining room to the back you will find the kitchen with an efficient layout and plenty of cupboard space. From the kitchen, you can conveniently get to the backyard to your bbq grill, and detached garage. The steps to the basement is located by the back door. The basement is partially finished with a living room area, a half bath, and a large cedar closet. Plenty of storage area left. This home is being sold AS-IS, and would be a doll house fixed up. Located walking distance to parks, restaurants, stores, and many other amenities.

6. 2026-03-20
   status Pending

   Show marketing remark (1205 chars)

   This story book like home awaits you in Bad Axe! The home is situated on a large corner lot, with plenty of yard for gardening or getting yard games going. The charming architecture of the home captures interest, with an arched door and a big beautiful fireplace chimney located in the front of the home. The driveway was recently redone with cement. Entering the front door, the spacious living room welcomes you with the brick hearth. Off of the living room you will find two good sized bedrooms and a full bathroom. To the left of the living room is the dining room, with plenty of natural light and a beautiful curved ceiling, perfect for dinner parties. Off of the dining room to the back you will find the kitchen with an efficient layout and plenty of cupboard space. From the kitchen, you can conveniently get to the backyard to your bbq grill, and detached garage. The steps to the basement is located by the back door. The basement is partially finished with a living room area, a half bath, and a large cedar closet. Plenty of storage area left. This home is being sold AS-IS, and would be a doll house fixed up. Located walking distance to parks, restaurants, stores, and many other amenities.

7. 2026-02-02
   listed $69,900 Active 1205-char remark

   Show marketing remark (1205 chars)

   This story book like home awaits you in Bad Axe! The home is situated on a large corner lot, with plenty of yard for gardening or getting yard games going. The charming architecture of the home captures interest, with an arched door and a big beautiful fireplace chimney located in the front of the home. The driveway was recently redone with cement. Entering the front door, the spacious living room welcomes you with the brick hearth. Off of the living room you will find two good sized bedrooms and a full bathroom. To the left of the living room is the dining room, with plenty of natural light and a beautiful curved ceiling, perfect for dinner parties. Off of the dining room to the back you will find the kitchen with an efficient layout and plenty of cupboard space. From the kitchen, you can conveniently get to the backyard to your bbq grill, and detached garage. The steps to the basement is located by the back door. The basement is partially finished with a living room area, a half bath, and a large cedar closet. Plenty of storage area left. This home is being sold AS-IS, and would be a doll house fixed up. Located walking distance to parks, restaurants, stores, and many other amenities.

8. 2026-02-02
   listed $69,900 Active

   Show marketing remark (1205 chars)

   This story book like home awaits you in Bad Axe! The home is situated on a large corner lot, with plenty of yard for gardening or getting yard games going. The charming architecture of the home captures interest, with an arched door and a big beautiful fireplace chimney located in the front of the home. The driveway was recently redone with cement. Entering the front door, the spacious living room welcomes you with the brick hearth. Off of the living room you will find two good sized bedrooms and a full bathroom. To the left of the living room is the dining room, with plenty of natural light and a beautiful curved ceiling, perfect for dinner parties. Off of the dining room to the back you will find the kitchen with an efficient layout and plenty of cupboard space. From the kitchen, you can conveniently get to the backyard to your bbq grill, and detached garage. The steps to the basement is located by the back door. The basement is partially finished with a living room area, a half bath, and a large cedar closet. Plenty of storage area left. This home is being sold AS-IS, and would be a doll house fixed up. Located walking distance to parks, restaurants, stores, and many other amenities.

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $682 · $57/mo
• Expected delta: +$394/yr (+$33/mo · 136.6%)

ⓘ 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 1/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,159
• − Mortgage interest: −$3,915
• − Property taxes: −$288
• − Insurance: −$350
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,033
• Taxable income: $3,627
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,699/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: Bad Axe Public Schools
• NCES district ID: 2600017
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $40,106
• Composite: 31.03/100
• National rank: #6088
• State rank: #264 of 540 in MI

Livability — Bad Axe

• Score: 74/100
• State rank: #179
• US rank: #4614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bad Axe, MI
• City population: 7,404
• Population (ZIP): 7,404

Population outlook (Huron County) Hauer SSP2

• Today (2025): 29,325 people
• By 2030: 27,810 · -5.2%
• By 2040: 24,571 · -16.2%
• By 2050: 21,573 · -26.4%
• By 2075: 16,120 · -45.0%
• By 2100: 11,097 · -62.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Romanian 16% Slovak 5% Lithuanian 4%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.2%
• 2008→2024 swing: -40.2pp toward R · 2008: -0.4pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+39.3 2016: R+38.2 2012: R+14.8 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.35%
• Current HPI: 241.7522
• 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

4 events — show timeline

• 2026-03-20 Pending — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2026-02-02 Listed $69,900 REALCOMP
• 2026-02-02 Listed $69,900 MiRealSource-MiMLS

Property tax history

-9.3%/yr

Latest (2025): $288 · -74.8% YoY. Source: county tax records.