9358 E Market Rd · Pittsford, MI 49271

$99,900

4 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 5 Days on market

Built 1930 0.42 ac lot Est $124k · 19% 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 +7.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks MLS

Spacious and full of potential! This 4 bedroom, 1.5 bath home sits on a large corner lot directly across from Pittsford Schools. Inside you’ll find a huge living room with plenty of space to gather, main level laundry for added convenience, and an enclosed porch perfect for relaxing year-round. Convenient location, generous living space, and room to make it your own — don’t miss this opportunity!

Key facts

• Main level laundry
• Enclosed porch
• Corner lot

Tags

• CORNER LOT
• MAIN LEVEL LAUNDRY
• ENCLOSED PORCH

Property features AI

Finance

• Other: Residential property type
• HOA & community: Homeowners association present

Exterior

• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Vinyl siding exterior
• Construction: Vinyl siding construction; One-and-one-half level design
• Exterior features: Lot about 0.42 acres (dimensions approx. 110 x 159); No pool

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Has cooling
• Interior features: 9 total rooms; Partial crawl space / partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pittsford Area Schools (rural): math 22% / reading 36% proficiency, ranked #542 of 760 in MI (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 72 units permitted in Hillsdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hillsdale County population projected at -22% 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 22 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $123,930
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4320 Ann St	0.35mi	3/1.0 (-1)	1,300 (-11%)	17mo	$110,000	$85	46
8879 W North Street St	0.38mi	3/2.0 (-1)	1,603 (+10%)	20mo	$120,000	$75	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: 7.3%
• Equity multiple: 1.29×
• Total profit: $7,973
• Equity at exit: $14,895

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $37,950
• Equity at exit: $8,638

Cash invested: $27,972 (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 49271

• Home prices YoY: -3.1%
• Active inventory: 7
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $380

Break-even live

Break-even rent $758

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-01
   status $99,900 Pending 5 DOM
2. 2026-06-01
   days on market $99,900 Active 5 DOM
3. 2026-05-31
   days on market $99,900 Active 4 DOM
4. 2026-05-31
   days on market $99,900 Active 3 DOM
5. 2026-05-27
   listed $99,900 Active

   Show marketing remark (417 chars)

   Spacious and full of potential! This 4 bedroom, 1.5 bath home sits on a large corner lot directly across from Pittsford Schools. Inside you’ll find a huge living room with plenty of space to gather, main level laundry for added convenience, and an enclosed porch perfect for relaxing year-round. Convenient location, generous living space, and room to make it your own — don’t miss this opportunity!

6. 2026-05-27
   listed $99,900 Active 417-char remark

   Show marketing remark (417 chars)

   Spacious and full of potential! This 4 bedroom, 1.5 bath home sits on a large corner lot directly across from Pittsford Schools. Inside you’ll find a huge living room with plenty of space to gather, main level laundry for added convenience, and an enclosed porch perfect for relaxing year-round. Convenient location, generous living space, and room to make it your own — don’t miss this opportunity!

7. 2025-08-26
   historical
8. 2025-08-14
   price $149,000
9. 2025-08-13
   price $149,000
10. 2025-07-31
    price $154,000
11. 2025-07-31
    price $154,000
12. 2025-05-21
    listed $160,000 Active
13. 2025-05-21
    listed $160,000 Active
14. 2023-06-16
    soldstatus $137,694
15. 2023-06-14
    soldstatus $137,694 Sold
16. 2023-06-14
    soldstatus $137,694 Sold
17. 2023-05-18
    historical Accepting Backup Offers
18. 2023-05-18
    historical Accepting Backup Offers
19. 2023-05-18
    historical Active - Backup Offers Accepted
20. 2023-04-24
    listed $129,900 Active
21. 2023-04-24
    listed $129,900 Active
22. 2023-04-24
    listed $129,900 Active
23. 2019-11-18
    soldstatus $95,500
24. 2015-12-13
    historical
25. 2015-08-19
    soldstatus $23,000
26. 2015-08-19
    soldstatus $23,000
27. 2015-08-19
    soldstatus $23,000
28. 2015-07-21
    historical
29. 2015-03-31
    listed $29,000
30. 2015-03-31
    listed $29,000
31. 2015-03-31
    listed $29,000
32. 2012-03-04
    historical
33. 2011-06-04
    listed $48,000
34. 2011-06-04
    listed $48,000
35. 2011-06-04
    listed $48,000
36. 2007-10-23
    soldstatus $35,000
37. 2007-10-23
    soldstatus $35,000
38. 2007-10-23
    soldstatus $35,000
39. 2007-10-23
    soldstatus $35,000
40. 2007-10-23
    soldstatus $35,000
41. 2007-10-23
    soldstatus $35,000
42. 2007-10-18
    historical
43. 2007-10-17
    historical
44. 2007-08-14
    listed $39,900
45. 2007-08-14
    listed $39,900
46. 2007-08-14
    listed $39,900
47. 2007-08-14
    listed $39,900
48. 2007-08-14
    listed $39,900
49. 2007-08-14
    listed $39,900
50. 2002-07-31
    soldstatus $69,900

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$568/yr (+$47/mo · 140.9%)

ⓘ 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 · 16 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: $14,871
• − Mortgage interest: −$5,596
• − Property taxes: −$403
• − Insurance: −$500
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,906
• Taxable income: $3,087
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $3,818/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: Pittsford Area Schools
• NCES district ID: 2628500
• Math proficiency: 22% ▲ 13.00%
• Reading proficiency: 36% ▲ 18.00%
• Median HH income: $46,221
• Composite: 27.86/100
• National rank: #12283
• State rank: #542 of 760 in MI

Livability — Pittsford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pittsford, MI
• Population (ZIP): 2,354

Population outlook (Hillsdale County) Hauer SSP2

• Today (2025): 43,704 people
• By 2030: 41,996 · -3.9%
• By 2040: 38,019 · -13.0%
• By 2050: 34,095 · -22.0%
• By 2075: 25,897 · -40.7%
• By 2100: 18,746 · -57.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Hillsdale

• 2024 margin: Solid R (+51.4) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.0pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.9 2016: R+46.8 2012: R+24.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.54%
• Current HPI: 235.009
• 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

+42.9% since first listed

52 events — show timeline

• 2026-05-27 Listed $99,900 REALCOMP
• 2026-05-27 Listed $99,900 MiRealSource-MiMLS
• 2025-08-26 Listing Removed — MiRealSource-MiMLS
• 2025-08-14 Price Changed $149,000 MiRealSource-MiMLS
• 2025-08-13 Price Changed $149,000 REALCOMP
• 2025-07-31 Price Changed $154,000 MiRealSource-MiMLS
• 2025-07-31 Price Changed $154,000 REALCOMP
• 2025-05-21 Listed $160,000 MiRealSource-MiMLS
• 2025-05-21 Listed $160,000 REALCOMP
• 2023-06-16 Sold (Public Records) $137,694 Public Records
• 2023-06-14 Sold (MLS) $137,694 SW Michigan MLS
• 2023-06-14 Sold (MLS) $137,694 REALCOMP
• 2023-05-18 Contingent — MiRealSource-MiMLS
• 2023-05-18 Contingent — REALCOMP
• 2023-05-18 Contingent — SW Michigan MLS
• 2023-04-24 Listed $129,900 SW Michigan MLS
• 2023-04-24 Listed $129,900 MiRealSource-MiMLS
• 2023-04-24 Listed $129,900 REALCOMP
• 2019-11-18 Sold (Public Records) $95,500 Public Records
• 2015-12-13 Listing Removed — SW Michigan MLS
• 2015-08-19 Sold (MLS) $23,000 MiRealSource-MiMLS
• 2015-08-19 Sold (MLS) $23,000 SW Michigan MLS
• 2015-08-19 Sold (MLS) $23,000 REALCOMP
• 2015-07-21 Listing Removed — MiRealSource-MiMLS
• 2015-03-31 Listed $29,000 MiRealSource-MiMLS
• 2015-03-31 Listed $29,000 SW Michigan MLS
• 2015-03-31 Listed $29,000 REALCOMP
• 2012-03-04 Listing Removed — MiRealSource-MiMLS
• 2011-06-04 Listed $48,000 REALCOMP
• 2011-06-04 Listed $48,000 MiRealSource-MiMLS
• 2011-06-04 Listed $48,000 SW Michigan MLS
• 2007-10-23 Sold (MLS) $35,000 REALCOMP
• 2007-10-23 Sold (MLS) $35,000 REALCOMP
• 2007-10-23 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2007-10-23 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2007-10-23 Sold (MLS) $35,000 SW Michigan MLS
• 2007-10-23 Sold (MLS) $35,000 SW Michigan MLS
• 2007-10-18 Listing Removed — MiRealSource-MiMLS
• 2007-10-17 Listing Removed — MiRealSource-MiMLS
• 2007-08-14 Listed $39,900 REALCOMP
• 2007-08-14 Listed $39,900 REALCOMP
• 2007-08-14 Listed $39,900 MiRealSource-MiMLS
• 2007-08-14 Listed $39,900 MiRealSource-MiMLS
• 2007-08-14 Listed $39,900 SW Michigan MLS
• 2007-08-14 Listed $39,900 SW Michigan MLS
• 2002-07-31 Sold (MLS) $69,900 MiRealSource-MiMLS
• 2002-07-31 Sold (MLS) $69,900 REALCOMP
• 2002-07-31 Sold (MLS) $69,900 SW Michigan MLS
• 2002-06-18 Listing Removed — MiRealSource-MiMLS
• 2002-06-18 Listed $69,900 MiRealSource-MiMLS
• 2002-06-18 Listed $69,900 REALCOMP
• 2002-06-18 Listed $69,900 SW Michigan MLS

Property tax history

-1.6%/yr

Latest (2025): $403 · -50.8% YoY. Source: county tax records.