301 E Fremont Rd · Peck, MI 48454

$176,000

4 bd · 1.0 ba · 1,634 sqft · SingleFamily · 59 Days on market

Built 1974 3.25 ac lot $108/sqft · 35% below area Est $271k · 35% 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 +15.0/15.0
• Cash flow +10.5/30.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

Key facts

• 3.25 acre lot
• Pool
• Built 1974

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Aluminum siding, brick, and vinyl siding exterior; Block foundation
• Exterior features: Porch; Above-ground pool; Pond on property; Cleared lot; Gravel road access

Interior

• Kitchen: Free-standing refrigerator
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; No central cooling
• Interior features: Free-standing refrigerator; Living room fireplace; Unfinished basement
• Laundry & utility: Has basement (utility space likely in basement)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (29.3% below list).
• Recommended offer: $124k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#502 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Peck Community School District (rural): math 25% / reading 35% proficiency, ranked #532 of 760 in MI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peck Community Elem School (math 12% / reading 32%, grade F, #1,035 of 1,397 statewide, top 77%, 178 students, 70% FRL); Peck Jrsr High School (math 12% / reading 22%, grade F, #636 of 713 statewide, top 89%, 197 students, 66% FRL) — zoned schools average 68% FRL vs 44% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 63 units permitted in Sanilac 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.
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $176k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $124,499 (29.3% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

• ARV (median comp): $270,872
• List price: $176,000
• Delta: -35.02%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7571 Brockway Rd	0.63mi	3/2.5 (-1)	1,568 (-4%)	23mo	$297,000	$189	33

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-34,376
• Equity at exit: $26,242

10-year hold

• IRR: -13.1%
• Equity multiple: 0.24×
• Total profit: $-37,664
• Equity at exit: $15,217

Cash invested: $49,280 (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 48454

• Home prices YoY: -33.4%
• Active inventory: 5
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-91

Break-even live

Break-even rent $1,360

Max offer price $159,947

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-41	+0% $-91	+5% $-141	+10% $-191
Rent	-10% $-189	-5% $-140	+0% $-91	+5% $-42	+10% $7
Rate	-1.0pp $-2	-0.5pp $-46	base $-91	+0.5pp $-136	+1.0pp $-183

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $176,000 Active 59 DOM
2. 2026-06-18
   days on market $176,000 Active 56 DOM
3. 2026-06-17
   days on market $176,000 Active 55 DOM
4. 2026-06-16
   days on market $176,000 Active 54 DOM
5. 2026-06-15
   days on market $176,000 Active 53 DOM
6. 2026-06-13
   days on market $176,000 Active 51 DOM
7. 2026-06-09
   days on market $176,000 Active 47 DOM
8. 2026-06-08
   days on market $176,000 Active 46 DOM
9. 2026-06-07
   days on market $176,000 Active 45 DOM
10. 2026-06-04
    days on market $176,000 Active 42 DOM
11. 2026-06-03
    days on market $176,000 Active 41 DOM
12. 2026-06-02
    days on market $176,000 Active 40 DOM
13. 2026-06-01
    days on market $176,000 Active 39 DOM
14. 2026-05-31
    days on market $176,000 Active 38 DOM
15. 2026-05-08
    status Active 404-char remark

    Show marketing remark (404 chars)

    Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

16. 2026-05-08
    status Active 404-char remark

    Show marketing remark (404 chars)

    Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

17. 2026-05-04
    historical Accepting Backup Offers 404-char remark

    Show marketing remark (404 chars)

    Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

18. 2026-05-04
    historical Active Under Contract 404-char remark

    Show marketing remark (404 chars)

    Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

19. 2026-04-24
    listed $186,000 Active 404-char remark

    Show marketing remark (404 chars)

    Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

20. 2026-04-24
    listed $186,000 Active 404-char remark

    Show marketing remark (404 chars)

    Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

21. 2026-04-23
    historical $186,000 404-char remark

    Show marketing remark (404 chars)

    Investor opportunity with endless potential! Situated on over 3 acres, this 4-bedroom home offers more than 1,600 square feet of living space and is ready for your vision and updates. The property features a small storage barn and a pond, adding to its unique appeal. With plenty of space both inside and out, this property provides a great opportunity for renovation, expansion, or long-term investment.

22. 2011-12-05
    soldstatus $90,000
23. 2011-11-30
    soldstatus $90,000

    Show marketing remark (415 chars)

    Neat & Clean, Move-in Ready Cape Cod. Not a short sale or bank owned. Beautiful and well maintained 4 bedroom home sitting on 3.52 acres; landscaped to enhance the park like setting and pond. Home has many updates: windows, roof, water heater, natural fireplace in living room, dining area, and wood burner in basement to heat home. New septic system. 20x24 cement floor pole barn. Original owners (37 years).

24. 2011-10-26
    historical

    Show marketing remark (415 chars)

    Neat & Clean, Move-in Ready Cape Cod. Not a short sale or bank owned. Beautiful and well maintained 4 bedroom home sitting on 3.52 acres; landscaped to enhance the park like setting and pond. Home has many updates: windows, roof, water heater, natural fireplace in living room, dining area, and wood burner in basement to heat home. New septic system. 20x24 cement floor pole barn. Original owners (37 years).

25. 2011-06-06
    listed $93,900

    Show marketing remark (415 chars)

    Neat & Clean, Move-in Ready Cape Cod. Not a short sale or bank owned. Beautiful and well maintained 4 bedroom home sitting on 3.52 acres; landscaped to enhance the park like setting and pond. Home has many updates: windows, roof, water heater, natural fireplace in living room, dining area, and wood burner in basement to heat home. New septic system. 20x24 cement floor pole barn. Original owners (37 years).

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$886/yr (+$74/mo · 94.6%)

ⓘ 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 2/10 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: $14,940
• − Mortgage interest: −$9,859
• − Property taxes: −$937
• − Insurance: −$880
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$5,120
• Taxable loss: −$4,247
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $-71/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: Peck Community School District
• NCES district ID: 2627690
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $44,376
• Composite: 28.48/100
• National rank: #12096
• State rank: #532 of 760 in MI

Livability — Peck

• Score: 64/100
• State rank: #502
• US rank: #14853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,251

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4%
• Common ancestry: Lithuanian 9% Romanian 8% Italian 6%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.26%
• Current HPI: 109.9778
• 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

+87.4% since first listed

13 events — show timeline

• 2026-05-27 Price Changed $176,000 MiRealSource-MiMLS
• 2026-05-27 Price Changed $176,000 REALCOMP
• 2026-05-08 Relisted — REALCOMP
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-04-24 Listed $186,000 MiRealSource-MiMLS
• 2026-04-24 Listed $186,000 REALCOMP
• 2026-04-23 Coming Soon $186,000 MiRealSource-MiMLS
• 2011-12-05 Sold (Public Records) $90,000 Public Records
• 2011-11-30 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2011-10-26 Listing Removed — MiRealSource-MiMLS
• 2011-06-06 Listed $93,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $937 · -3.3% YoY. Source: county tax records.