1151 Sunview Dr · St. Johns, MI 48879

$89,900

2 bd · 1.0 ba · 11,072 sqft · SingleFamily public records · 101 Days on market

Built 1989 1,655 sqft lot $8/sqft · 95% below area Est $153k · 41% under $258/mo HOA · 26% of rent

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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
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

Key facts

• Coin laundry
• Carport space
• First floor

Tags

• FIRST FLOOR
• SMALL PATIO
• COIN LAUNDRY
• CARPORT SPACE
• SUPER SIZED CLOSET
• ASSOCIATION FEE INCLUDED HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-45 ($-544/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (8.9% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 2.7% in St. Johns — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St. Johns Public Schools (rural): math 33% / reading 50% proficiency, ranked #177 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 94 active listings in the ZIP; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $81,809 (9.0% 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 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 7.4

CMA / ARV

• ARV (median comp): $153,000
• List price: $89,900
• Delta: -41.24%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-17,304
• Equity at exit: $13,404

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-18,176
• Equity at exit: $7,773

Cash invested: $25,172 (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 48879

• Active inventory: 94
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$37
• HOA: −$258
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-45

Break-even live

Break-even rent $1,064

Max offer price $81,893

Occupancy floor 100%

Sensitivity live

Price	-10% $6	-5% $-20	+0% $-45	+5% $-71	+10% $-96
Rent	-10% $-125	-5% $-85	+0% $-45	+5% $-6	+10% $34
Rate	-1.0pp $0	-0.5pp $-22	base $-45	+0.5pp $-69	+1.0pp $-92

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $258 · $3,096/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $89,900 Active 101 DOM
2. 2026-06-17
   days on market $89,900 Active 100 DOM
3. 2026-06-16
   days on market $89,900 Active 99 DOM
4. 2026-06-15
   days on market $89,900 Active 98 DOM
5. 2026-06-14
   days on market $89,900 Active 96 DOM
6. 2026-06-13
   days on market $89,900 Active 95 DOM
7. 2026-06-10
   days on market $89,900 Active 93 DOM
8. 2026-06-09
   days on market $89,900 Active 92 DOM
9. 2026-06-08
   days on market $89,900 Active 91 DOM
10. 2026-06-07
    days on market $89,900 Active 90 DOM
11. 2026-06-05
    pricedays on market $89,900 Active 87 DOM
12. 2026-06-03
    days on market $94,500 Active 86 DOM
13. 2026-06-02
    days on market $94,500 Active 85 DOM
14. 2026-06-01
    days on market $94,500 Active 84 DOM
15. 2026-05-31
    days on market $94,500 Active 83 DOM
16. 2026-05-30
    days on market $94,500 Active 82 DOM
17. 2026-05-12
    price $94,500 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

18. 2026-05-12
    price $94,500 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

19. 2026-05-11
    status Active 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

20. 2026-05-11
    status Active 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

21. 2026-04-06
    historical Active Under Contract 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

22. 2026-04-06
    historical Active Under Contract 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

23. 2026-03-09
    listed $99,900 Active 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

24. 2026-03-09
    listed $99,900 Active 227-char remark

    Show marketing remark (227 chars)

    Adorable and affordable 2-bedroom condo. First floor with small patio, coin laundry, and carport space. Spacious master with super sized closet. Association fee included heat, water, outdoor maintenance, and exterior insurance.

25. 2022-05-27
    soldstatus $70,000
26. 2022-05-26
    soldstatus $70,000
27. 2022-04-25
    listed $79,900
28. 2022-01-10
    historical
29. 2021-08-10
    listed $84,900

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$250/yr (+$21/mo · 28.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,081
• − Mortgage interest: −$5,036
• − Property taxes: −$885
• − Insurance: −$450
• − Repairs & maintenance: −$966
• − Management: −$966
• − HOA: −$3,096
• − Depreciation: −$2,615
• Taxable loss: −$1,934
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $-80/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: St. Johns Public Schools
• NCES district ID: 2632820
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $56,002
• Composite: 36.25/100
• National rank: #4710
• State rank: #177 of 540 in MI

Livability — St. Johns

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

Census & demographics

• Census place: St. Johns, MI
• Population (ZIP): 18,472

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.44%
• Current HPI: 248.4208
• 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

+11.3% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $94,500 REALCOMP
• 2026-05-12 Price Changed $94,500 Greater Lansing AoR
• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Relisted — Greater Lansing AoR
• 2026-04-06 Contingent — REALCOMP
• 2026-04-06 Contingent — Greater Lansing AoR
• 2026-03-09 Listed $99,900 REALCOMP
• 2026-03-09 Listed $99,900 Greater Lansing AoR
• 2022-05-27 Sold (Public Records) $70,000 Public Records
• 2022-05-26 Sold (MLS) $70,000 REALCOMP
• 2022-04-25 Listed $79,900 REALCOMP
• 2022-01-10 Listing Removed — REALCOMP
• 2021-08-10 Listed $84,900 REALCOMP

Property tax history

-3.0%/yr

Latest (2025): $885 · -31.8% YoY. Source: county tax records.