4063 Main St · Brown City, MI 48416

$119,999

2 bd · 1.0 ba · 1,017 sqft · SingleFamily · 14 Days on market

Built 1955 0.42 ac lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the city of Brown City. 2 bed 1 bath. With a 24x48 pole barn and a detached 18x24 garage. This home is ideal for a starter home or an investor.

Key facts

• Pole barn
• Detached garage
• 0.42 acre lot

Tags

• POLE BARN
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $35 ($421/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (20.8% below list).
• Recommended offer: $95k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#512 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Brown City Community Schools (rural): math 25% / reading 39% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $829 of loan paydown is wiped out by about $4k 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

• Only 14 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000 (20.8% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $49,833
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4183 Second St	0.26mi	2/1.5	1,000 (-2%)	4mo	$187,000	$187	80
4101 Mapleview Ct E	0.25mi	3/2.0 (+1)	1,000 (-2%)	4mo	$41,500	$42	74
7113 Mapleview Cir E	0.16mi	3/2.0 (+1)	980 (-4%)	9mo	$46,000	$47	70
7134 Mapleview Circle East Cir	0.21mi	2/2.0	980 (-4%)	13mo	$39,900	$41	69
4297 Maple St	0.46mi	2/1.0	1,025 (+1%)	18mo	$97,000	$95	62
7168 Mapleview Cir W	0.27mi	3/2.0 (+1)	950 (-7%)	10mo	$35,000	$37	59
4085 Mapleview Ct E	0.26mi	2/2.0	924 (-9%)	12mo	$45,000	$49	58
4247 Vine St	0.35mi	3/1.0 (+1)	1,135 (+12%)	10mo	$153,000	$135	51
7111 Mapleview Cir E	0.14mi	3/2.0 (+1)	1,120 (+10%)	22mo	$55,000	$49	50
4245 Maple St	0.37mi	3/1.0 (+1)	1,155 (+14%)	21mo	$113,000	$98	38

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-17,267
• Equity at exit: $17,892

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-12,385
• Equity at exit: $10,375

Cash invested: $33,600 (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 48416

• Home prices YoY: -16.8%
• Active inventory: 43
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $35

Break-even live

Break-even rent $906

Max offer price $119,999

Occupancy floor 91%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7201 Maple Valley Rd Brown City, MI	2.0	1.0	850	$950	$1.12	1d	1	0.63mi

Listing history 11 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2025-06-19
   status Pending
4. 2025-06-06
   soldstatus $128,000
5. 2025-03-31
   status Pending 154-char remark

   Show marketing remark (154 chars)

   Located in the city of Brown City. 2 bed 1 bath. With a 24x48 pole barn and a detached 18x24 garage. This home is ideal for a starter home or an investor.

6. 2025-03-31
   status Pending

   Show marketing remark (154 chars)

   Located in the city of Brown City. 2 bed 1 bath. With a 24x48 pole barn and a detached 18x24 garage. This home is ideal for a starter home or an investor.

7. 2025-03-31
   historical

   Show marketing remark (154 chars)

   Located in the city of Brown City. 2 bed 1 bath. With a 24x48 pole barn and a detached 18x24 garage. This home is ideal for a starter home or an investor.

8. 2025-03-27
   soldstatus $70,000
9. 2025-03-17
   listed $119,999 Active

   Show marketing remark (154 chars)

   Located in the city of Brown City. 2 bed 1 bath. With a 24x48 pole barn and a detached 18x24 garage. This home is ideal for a starter home or an investor.

10. 2025-03-17
    listed $119,999 Active 154-char remark

    Show marketing remark (154 chars)

    Located in the city of Brown City. 2 bed 1 bath. With a 24x48 pole barn and a detached 18x24 garage. This home is ideal for a starter home or an investor.

11. 2019-07-17
    soldstatus $55,000

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $1,141 · $95/mo
• Expected delta: +$707/yr (+$59/mo · 163.1%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$6,722
• − Property taxes: −$434
• − Insurance: −$600
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,491
• Taxable loss: −$1,670
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $822/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: Brown City Community Schools
• NCES district ID: 2607040
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,588
• Composite: 27.29/100
• National rank: #7002
• State rank: #336 of 540 in MI

Livability — Brown City

• Score: 63/100
• State rank: #512
• US rank: #15324

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

• Census place: Brown City, MI
• City population: 5,216
• Population (ZIP): 5,216

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% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1% Russian/Polish/Slavic 0%

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: ▼ -41.42%
• Current HPI: 205.2258
• 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

+132.7% since first listed

11 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2025-06-19 Pending — REALCOMP
• 2025-06-06 Sold (Public Records) $128,000 Public Records
• 2025-03-31 Pending — MiRealSource-MiMLS
• 2025-03-31 Pending — REALCOMP
• 2025-03-31 Listing Removed — REALCOMP
• 2025-03-27 Sold (Public Records) $70,000 Public Records
• 2025-03-17 Listed $119,999 REALCOMP
• 2025-03-17 Listed $119,999 MiRealSource-MiMLS
• 2019-07-17 Sold (Public Records) $55,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $434 · -70.5% YoY. Source: county tax records.