4212 1st St · Brown City, MI 48416

$59,900

3 bd · 1.0 ba · 1,018 sqft · SingleFamily · 17 Days on market

8,712 sqft lot Est $50k · 20% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH BUYERS ONLY--Attn: Investors, Landlords, Flippers---come check out this estate sale opportunity. This home needs some TLC inside and out but shows potential. It appears to have a newer roof and newer vinyl windows as well. Also has an updated 100amp electrical panel and newer HWH. Features a very private back yard that is fenced with newer vinyl fencing. House is heated by central wall furnace--no duct work. Has one small bedroom on first floor and two small bedrooms upstairs. Home does have a basement too. Warning there is mold present on some wood paneling in basement. House is sold as is with all contents on site included. No land contracts---cash offers only. Could be a great rental home or flip opportunity. FYI-Buyer to pay for the agent services they choose to hire.

Key facts

• Central wall furnace
• Newer vinyl windows
• Fenced yard

Tags

• NEWER ROOF
• NEWER VINYL WINDOWS
• PRIVATE BACK YARD
• FENCED YARD
• NEWER VINYL FENCING
• CENTRAL WALL FURNACE

Property features AI

Finance

• Other: Located in the J M BROWNS ADD subdivision; Directions: M-90 into town to 1st St.; cross streets 1st St. and St. Marys

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Asphalt construction materials; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 50 x 150 (0.2 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.2% in Brown City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.59% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.48%
• DSCR: 2.27
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $49,882
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4183 Second St	0.08mi	2/1.5 (-1)	1,000 (-2%)	4mo	$187,000	$187	83
4101 Mapleview Ct E	0.43mi	3/2.0	1,000 (-2%)	4mo	$41,500	$42	70
4297 Maple St	0.27mi	2/1.0 (-1)	1,025 (+1%)	18mo	$97,000	$95	66
4247 Vine St	0.17mi	3/1.0	1,135 (+12%)	10mo	$153,000	$135	64
7113 Mapleview Cir E	0.38mi	3/2.0	980 (-4%)	9mo	$46,000	$47	64
7168 Mapleview Cir W	0.40mi	3/2.0	950 (-7%)	10mo	$35,000	$37	57
7134 Mapleview Circle East Cir	0.41mi	2/2.0 (-1)	980 (-4%)	13mo	$39,900	$41	54
4245 Maple St	0.25mi	3/1.0	1,155 (+14%)	21mo	$113,000	$98	48
7111 Mapleview Cir E	0.34mi	3/2.0	1,120 (+10%)	22mo	$55,000	$49	45
4085 Mapleview Ct E	0.45mi	2/2.0 (-1)	924 (-9%)	12mo	$45,000	$49	44
6791 Cade Rd	0.61mi	3/1.0	1,150 (+13%)	23mo	$99,000	$86	30

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: 22.7%
• Equity multiple: 1.93×
• Total profit: $15,626
• Equity at exit: $8,931

10-year hold

• IRR: 30.7%
• Equity multiple: 3.75×
• Total profit: $46,162
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$13 /mo · $160/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $398

Break-even live

Break-even rent $446

Max offer price $59,900

Occupancy floor 53%

Sensitivity live

Price	-10% $432	-5% $415	+0% $398	+5% $381	+10% $364
Rent	-10% $323	-5% $361	+0% $398	+5% $436	+10% $473
Rate	-1.0pp $428	-0.5pp $413	base $398	+0.5pp $383	+1.0pp $367

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: $14,975
• Closing costs: $1,797
• 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	0d	1	0.82mi

Listing history 11 events

1. 2026-06-07
   status $59,900 Pending 17 DOM
2. 2026-06-04
   days on market $59,900 Active 17 DOM
3. 2026-06-03
   days on market $59,900 Active 16 DOM
4. 2026-06-02
   days on market $59,900 Active 15 DOM
5. 2026-06-01
   days on market $59,900 Active 14 DOM
6. 2026-05-31
   days on market $59,900 Active 13 DOM
7. 2026-05-18
   listed $59,900 Active

   Show marketing remark (787 chars)

   CASH BUYERS ONLY--Attn: Investors, Landlords, Flippers---come check out this estate sale opportunity. This home needs some TLC inside and out but shows potential. It appears to have a newer roof and newer vinyl windows as well. Also has an updated 100amp electrical panel and newer HWH. Features a very private back yard that is fenced with newer vinyl fencing. House is heated by central wall furnace--no duct work. Has one small bedroom on first floor and two small bedrooms upstairs. Home does have a basement too. Warning there is mold present on some wood paneling in basement. House is sold as is with all contents on site included. No land contracts---cash offers only. Could be a great rental home or flip opportunity. FYI-Buyer to pay for the agent services they choose to hire.

8. 2026-05-18
   listed $59,900 Active 787-char remark

   Show marketing remark (787 chars)

   CASH BUYERS ONLY--Attn: Investors, Landlords, Flippers---come check out this estate sale opportunity. This home needs some TLC inside and out but shows potential. It appears to have a newer roof and newer vinyl windows as well. Also has an updated 100amp electrical panel and newer HWH. Features a very private back yard that is fenced with newer vinyl fencing. House is heated by central wall furnace--no duct work. Has one small bedroom on first floor and two small bedrooms upstairs. Home does have a basement too. Warning there is mold present on some wood paneling in basement. House is sold as is with all contents on site included. No land contracts---cash offers only. Could be a great rental home or flip opportunity. FYI-Buyer to pay for the agent services they choose to hire.

9. 2014-12-12
   soldstatus $18,000 229-char remark

   Show marketing remark (229 chars)

   Great opportunity on this 2 possibly, 3 bedroom home (room downstairs does not have a closet) located in walking distance to everything. Newer roof and water heater, some remodeling and updating has been done. Spacious back yard.

10. 2014-11-25
    historical 229-char remark

    Show marketing remark (229 chars)

    Great opportunity on this 2 possibly, 3 bedroom home (room downstairs does not have a closet) located in walking distance to everything. Newer roof and water heater, some remodeling and updating has been done. Spacious back yard.

11. 2014-10-20
    listed $24,900 229-char remark

    Show marketing remark (229 chars)

    Great opportunity on this 2 possibly, 3 bedroom home (room downstairs does not have a closet) located in walking distance to everything. Newer roof and water heater, some remodeling and updating has been done. Spacious back yard.

ⓘ 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: $160 · $13/mo
• Projected year-2 tax: $541 · $45/mo
• Expected delta: +$381/yr (+$32/mo · 238.9%)

ⓘ 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 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: −$3,355
• − Property taxes: −$160
• − Insurance: −$300
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,743
• Taxable income: $4,019
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $3,813/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

+140.6% since first listed

5 events — show timeline

• 2026-05-18 Listed $59,900 REALCOMP
• 2026-05-18 Listed $59,900 MiRealSource-MiMLS
• 2014-12-12 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2014-11-25 Listing Removed — MiRealSource-MiMLS
• 2014-10-20 Listed $24,900 MiRealSource-MiMLS

Property tax history

-9.9%/yr

Latest (2025): $160 · -76.2% YoY. Source: county tax records.