12088 Speaker Rd · Yale, MI 48097

$150,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily · 7 Days on market

Built 1995 1.79 ac lot $96/sqft · 48% below area Est $290k · 48% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * HIGHEST AND BEST DUE BY 5/11/26 AT 12PM * * * Welcome home to this inviting ranch nestled on 1.79 acres in Brockway Township, just a short drive from Yale and local conveniences. Offering 3 bedrooms and 2 baths with about 1,560 square feet of living space, this home blends comfortable indoor living with plenty of room to roam outdoors. Step inside to a warm and welcoming living room featuring a fireplace, creating a cozy focal point for gatherings and relaxing nights in. The ranch-style layout provides easy, one-level living with a functional flow from the main living area into the kitchen, dining, and bedroom spaces. Outside, you will love the space and privacy that 1.79 acres provides - ideal for gardening, pets, play, or future outbuildings. The 2-car detached garage offers plenty of room for vehicles, tools, and toys, with additional driveway parking for guests. Situated in a peaceful country setting yet within reach of Brockway Township amenities and nearby Yale, this property is a great opportunity for anyone seeking more land and a quieter lifestyle.

Key facts

• 1.79 acre lot
• 2 garage spots
• Built 1995

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Dirt road access; Lot approximately 1.79 acres (285 x 334)

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating powered by propane
• Interior features: Dishwasher; Wood-burning fireplace in the living room; Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $145k (3.4% below list).
• Recommended offer: $145k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#432 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Yale Public Schools (rural): math 40% / reading 62% proficiency, ranked #92 of 540 in MI (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 232 units permitted in St. Clair 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 $4k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 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.

Recommended offer $144,846 (3.4% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.97% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $290,000
• List price: $150,000
• Delta: -48.28%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7777 Jordan Rd	0.57mi	3/2.0	1,440 (-8%)	5mo	$290,000	$201	56

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-15,317
• Equity at exit: $22,365

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,759
• Equity at exit: $12,969

Cash invested: $42,000 (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 48097

• Home prices YoY: -17.5%
• Active inventory: 47
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$154 /mo · $1,849/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $141

Break-even live

Break-even rent $1,270

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Pending 1084-char remark

   Show marketing remark (1084 chars)

   * * * HIGHEST AND BEST DUE BY 5/11/26 AT 12PM * * * Welcome home to this inviting ranch nestled on 1.79 acres in Brockway Township, just a short drive from Yale and local conveniences. Offering 3 bedrooms and 2 baths with about 1,560 square feet of living space, this home blends comfortable indoor living with plenty of room to roam outdoors. Step inside to a warm and welcoming living room featuring a fireplace, creating a cozy focal point for gatherings and relaxing nights in. The ranch-style layout provides easy, one-level living with a functional flow from the main living area into the kitchen, dining, and bedroom spaces. Outside, you will love the space and privacy that 1.79 acres provides - ideal for gardening, pets, play, or future outbuildings. The 2-car detached garage offers plenty of room for vehicles, tools, and toys, with additional driveway parking for guests. Situated in a peaceful country setting yet within reach of Brockway Township amenities and nearby Yale, this property is a great opportunity for anyone seeking more land and a quieter lifestyle.

2. 2026-05-14
   status Pending 1088-char remark

   Show marketing remark (1084 chars)

   * * * HIGHEST AND BEST DUE BY 5/11/26 AT 12PM * * * Welcome home to this inviting ranch nestled on 1.79 acres in Brockway Township, just a short drive from Yale and local conveniences. Offering 3 bedrooms and 2 baths with about 1,560 square feet of living space, this home blends comfortable indoor living with plenty of room to roam outdoors. Step inside to a warm and welcoming living room featuring a fireplace, creating a cozy focal point for gatherings and relaxing nights in. The ranch-style layout provides easy, one-level living with a functional flow from the main living area into the kitchen, dining, and bedroom spaces. Outside, you will love the space and privacy that 1.79 acres provides - ideal for gardening, pets, play, or future outbuildings. The 2-car detached garage offers plenty of room for vehicles, tools, and toys, with additional driveway parking for guests. Situated in a peaceful country setting yet within reach of Brockway Township amenities and nearby Yale, this property is a great opportunity for anyone seeking more land and a quieter lifestyle.

3. 2026-05-08
   listed $150,000 Active 1084-char remark

   Show marketing remark (1084 chars)

   * * * HIGHEST AND BEST DUE BY 5/11/26 AT 12PM * * * Welcome home to this inviting ranch nestled on 1.79 acres in Brockway Township, just a short drive from Yale and local conveniences. Offering 3 bedrooms and 2 baths with about 1,560 square feet of living space, this home blends comfortable indoor living with plenty of room to roam outdoors. Step inside to a warm and welcoming living room featuring a fireplace, creating a cozy focal point for gatherings and relaxing nights in. The ranch-style layout provides easy, one-level living with a functional flow from the main living area into the kitchen, dining, and bedroom spaces. Outside, you will love the space and privacy that 1.79 acres provides - ideal for gardening, pets, play, or future outbuildings. The 2-car detached garage offers plenty of room for vehicles, tools, and toys, with additional driveway parking for guests. Situated in a peaceful country setting yet within reach of Brockway Township amenities and nearby Yale, this property is a great opportunity for anyone seeking more land and a quieter lifestyle.

4. 2026-05-08
   listed $150,000 Active 1088-char remark

   Show marketing remark (1084 chars)

   * * * HIGHEST AND BEST DUE BY 5/11/26 AT 12PM * * * Welcome home to this inviting ranch nestled on 1.79 acres in Brockway Township, just a short drive from Yale and local conveniences. Offering 3 bedrooms and 2 baths with about 1,560 square feet of living space, this home blends comfortable indoor living with plenty of room to roam outdoors. Step inside to a warm and welcoming living room featuring a fireplace, creating a cozy focal point for gatherings and relaxing nights in. The ranch-style layout provides easy, one-level living with a functional flow from the main living area into the kitchen, dining, and bedroom spaces. Outside, you will love the space and privacy that 1.79 acres provides - ideal for gardening, pets, play, or future outbuildings. The 2-car detached garage offers plenty of room for vehicles, tools, and toys, with additional driveway parking for guests. Situated in a peaceful country setting yet within reach of Brockway Township amenities and nearby Yale, this property is a great opportunity for anyone seeking more land and a quieter lifestyle.

5. 2026-05-06
   historical $150,000 1084-char remark

   Show marketing remark (1084 chars)

   * * * HIGHEST AND BEST DUE BY 5/11/26 AT 12PM * * * Welcome home to this inviting ranch nestled on 1.79 acres in Brockway Township, just a short drive from Yale and local conveniences. Offering 3 bedrooms and 2 baths with about 1,560 square feet of living space, this home blends comfortable indoor living with plenty of room to roam outdoors. Step inside to a warm and welcoming living room featuring a fireplace, creating a cozy focal point for gatherings and relaxing nights in. The ranch-style layout provides easy, one-level living with a functional flow from the main living area into the kitchen, dining, and bedroom spaces. Outside, you will love the space and privacy that 1.79 acres provides - ideal for gardening, pets, play, or future outbuildings. The 2-car detached garage offers plenty of room for vehicles, tools, and toys, with additional driveway parking for guests. Situated in a peaceful country setting yet within reach of Brockway Township amenities and nearby Yale, this property is a great opportunity for anyone seeking more land and a quieter lifestyle.

ⓘ 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: $1,849 · $154/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: +$231/yr (+$19/mo · 12.5%)

ⓘ 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 ≥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: $17,382
• − Mortgage interest: −$8,402
• − Property taxes: −$1,849
• − Insurance: −$750
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$4,364
• Taxable loss: −$764
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,877/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: Yale Public Schools
• NCES district ID: 2636600
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $53,116
• Composite: 43.83/100
• National rank: #2926
• State rank: #92 of 540 in MI

Livability — Yale

• Score: 66/100
• State rank: #432
• US rank: #12026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Clair County · 44,760 people
• City population: 5,418
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 5,418
• Household income: $63,659
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 94.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.26%
• Current HPI: 246.4218
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-08 Listed $150,000 MiRealSource-MiMLS
• 2026-05-08 Listed $150,000 REALCOMP
• 2026-05-06 Coming Soon $150,000 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $1,849 · +2.2% YoY. Source: county tax records.