5685 Venice Rd · Frenchtown, MI 48166 9064

$129,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 64 Days on market

Built 1935 3,049 sqft lot Est $185k · 30% under $10/mo HOA · 1% of rent

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priced for no hassle, quick sale! Similar properties have sold for $165,000. Welcome home to this beautifully refreshed ranch nestled in the desirable Stoney Point neighborhood! Step inside to find professional paint and brand new flooring throughout, giving the entire home a clean, modern feel. The bright kitchen features stunning new Quartz countertops, perfect for cooking and entertaining. Enjoy the privacy of your own yard, ideal for relaxing summer evenings or weekend gatherings. Plus, as part of the Stoney Point community, you'll love having access to a neighborhood beach perfect for making the most of Michigan's waterfront lifestyle! Don't miss this move-in ready home in a prime location. Schedule your showing today! BATVAI

Key facts

• Private yard
• 3,049 sq ft lot
• Built 1935

Tags

• NEW QUARTZ COUNTERTOPS
• PRIVATE YARD

Property features AI

Finance

• Other: Located near 9th St & 10th St; directions available
• HOA & community: Homeowners association with an annual fee of $120 (about $10/month); Subdivision: STONEY POINTE BEACH

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One level; Ground-level entry with steps
• Construction: Vinyl siding; Pillar/post/pier foundation; Built above grade with finished area
• Exterior features: Beach access to Lake Erie; Paved road frontage; Lot dimensions approximately 40 x 80 (0.07 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (5.1% below list).
• Recommended offer: $83k (35.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Jefferson Schools (Monroe) (rural): math 19% / reading 38% proficiency, ranked #358 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Elementary School (math 22% / reading 37%, grade F, #866 of 1,397 statewide, top 65%, 261 students, 52% FRL); Jefferson Middle School (math 14% / reading 34%, grade F, #396 of 493 statewide, top 81%, 400 students, 55% FRL); Jefferson High School (math 27% / reading 52%, grade F, #304 of 713 statewide, top 46%, 462 students, 48% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $129k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,274 (35.4% 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 64 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $184,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4235 Avenue D St	0.16mi	3/2.0	1,232 (-3%)	2mo	$170,000	$138	82
5635 Shady Ln	0.30mi	3/2.0	1,300 (+2%)	2mo	$186,500	$143	77
4241 Avenue C St	0.14mi	3/1.5	1,200 (-6%)	12mo	$207,500	$173	72
4376 6th St	0.24mi	3/2.0	1,248 (-2%)	12mo	$181,500	$145	71
4591 Saint Clair St	0.39mi	3/1.5	1,248 (-2%)	9mo	$228,000	$183	69
4359 D Ave	0.26mi	3/1.0	1,389 (+9%)	5mo	$185,000	$133	69
4126 Fifth St	0.18mi	3/1.0	1,397 (+10%)	12mo	$141,000	$101	66
4318 Avenue F	0.25mi	3/2.0	1,120 (-12%)	1mo	$182,500	$163	64
4125 Fifth St	0.16mi	4/2.0 (+1)	1,464 (+15%)	2mo	$203,400	$139	58
4508 Erie Ave	0.39mi	3/1.0	1,410 (+11%)	9mo	$200,000	$142	56
6098 Pointe Aux Peaux	0.63mi	3/1.5	1,175 (-8%)	10mo	$180,000	$153	48
4408 S Lake Dr	0.56mi	2/2.0 (-1)	1,200 (-6%)	11mo	$265,000	$221	46

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: -0.3%
• Equity multiple: 0.98×
• Total profit: $-722
• Equity at exit: $58,004

10-year hold

• IRR: 3.7%
• Equity multiple: 1.58×
• Total profit: $20,863
• Equity at exit: $89,391

Cash invested: $36,120 (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 48166 9064

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-259

Break-even live

Break-even rent $1,552

Max offer price $83,274

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-222	+0% $-259	+5% $-295	+10% $-332
Rent	-10% $-356	-5% $-307	+0% $-259	+5% $-210	+10% $-162
Rate	-1.0pp $-194	-0.5pp $-226	base $-259	+0.5pp $-292	+1.0pp $-326

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: water

Listing history 37 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listing id $129,000 Pending 64 DOM
3. 2026-06-12
   statusdays on market $129,000 Pending 64 DOM
4. 2026-06-09
   days on market $129,000 Active 61 DOM
5. 2026-06-08
   days on market $129,000 Active 60 DOM
6. 2026-06-07
   days on market $129,000 Active 59 DOM
7. 2026-06-03
   days on market $129,000 Active 55 DOM
8. 2026-06-02
   days on market $129,000 Active 54 DOM
9. 2026-06-01
   days on market $129,000 Active 53 DOM
10. 2026-05-31
    days on market $129,000 Active 52 DOM
11. 2026-05-30
    days on market $129,000 Active 51 DOM
12. 2026-05-11
    price $139,000 740-char remark

    Show marketing remark (740 chars)

    Priced for no hassle, quick sale! Similar properties have sold for $165,000. Welcome home to this beautifully refreshed ranch nestled in the desirable Stoney Point neighborhood! Step inside to find professional paint and brand new flooring throughout, giving the entire home a clean, modern feel. The bright kitchen features stunning new Quartz countertops, perfect for cooking and entertaining. Enjoy the privacy of your own yard, ideal for relaxing summer evenings or weekend gatherings. Plus, as part of the Stoney Point community, you'll love having access to a neighborhood beach perfect for making the most of Michigan's waterfront lifestyle! Don't miss this move-in ready home in a prime location. Schedule your showing today! BATVAI

13. 2026-05-11
    price $139,000

    Show marketing remark (740 chars)

    Priced for no hassle, quick sale! Similar properties have sold for $165,000. Welcome home to this beautifully refreshed ranch nestled in the desirable Stoney Point neighborhood! Step inside to find professional paint and brand new flooring throughout, giving the entire home a clean, modern feel. The bright kitchen features stunning new Quartz countertops, perfect for cooking and entertaining. Enjoy the privacy of your own yard, ideal for relaxing summer evenings or weekend gatherings. Plus, as part of the Stoney Point community, you'll love having access to a neighborhood beach perfect for making the most of Michigan's waterfront lifestyle! Don't miss this move-in ready home in a prime location. Schedule your showing today! BATVAI

14. 2026-04-09
    listed $153,000 Active

    Show marketing remark (740 chars)

    Priced for no hassle, quick sale! Similar properties have sold for $165,000. Welcome home to this beautifully refreshed ranch nestled in the desirable Stoney Point neighborhood! Step inside to find professional paint and brand new flooring throughout, giving the entire home a clean, modern feel. The bright kitchen features stunning new Quartz countertops, perfect for cooking and entertaining. Enjoy the privacy of your own yard, ideal for relaxing summer evenings or weekend gatherings. Plus, as part of the Stoney Point community, you'll love having access to a neighborhood beach perfect for making the most of Michigan's waterfront lifestyle! Don't miss this move-in ready home in a prime location. Schedule your showing today! BATVAI

15. 2026-04-09
    listed $153,000 Active 740-char remark

    Show marketing remark (740 chars)

    Priced for no hassle, quick sale! Similar properties have sold for $165,000. Welcome home to this beautifully refreshed ranch nestled in the desirable Stoney Point neighborhood! Step inside to find professional paint and brand new flooring throughout, giving the entire home a clean, modern feel. The bright kitchen features stunning new Quartz countertops, perfect for cooking and entertaining. Enjoy the privacy of your own yard, ideal for relaxing summer evenings or weekend gatherings. Plus, as part of the Stoney Point community, you'll love having access to a neighborhood beach perfect for making the most of Michigan's waterfront lifestyle! Don't miss this move-in ready home in a prime location. Schedule your showing today! BATVAI

16. 2025-12-05
    historical
17. 2025-12-05
    historical
18. 2025-09-04
    price $149,000
19. 2025-09-03
    price $149,000
20. 2025-07-31
    listed $157,000 Active
21. 2025-07-31
    listed $157,000 Active
22. 2018-04-30
    soldstatus $43,000
23. 2018-04-30
    soldstatus $43,000 Closed
24. 2018-04-12
    listed $43,000
25. 2018-04-12
    listed $43,000
26. 2018-04-12
    historical
27. 2010-11-01
    soldstatus $6,968
28. 2010-11-01
    soldstatus $6,968
29. 2010-10-13
    historical
30. 2010-05-14
    listed
31. 2010-05-14
    listed $39,900
32. 2002-02-13
    soldstatus $80,000
33. 2001-01-10
    soldstatus $76,000
34. 2001-01-05
    soldstatus $76,000
35. 2000-11-10
    historical
36. 2000-03-31
    listed $78,900
37. 1990-06-15
    soldstatus $29,000

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $1,350 · $113/mo
• Expected delta: +$637/yr (+$53/mo · 89.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,695
• − Mortgage interest: −$7,226
• − Property taxes: −$714
• − Insurance: −$5,764
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − HOA: −$120
• − Depreciation: −$3,753
• Taxable loss: −$5,232
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $-1,850/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: Jefferson Schools (Monroe)
• NCES district ID: 2619800
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $60,701
• Composite: 25.91/100
• National rank: #7338
• State rank: #358 of 540 in MI

Livability — Frenchtown

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

Census & demographics

• Census place: Stony Point, MI

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+379.3% since first listed

26 events — show timeline

• 2026-05-11 Price Changed $139,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $139,000 REALCOMP
• 2026-04-09 Listed $153,000 REALCOMP
• 2026-04-09 Listed $153,000 MiRealSource-MiMLS
• 2025-12-05 Listing Removed — REALCOMP
• 2025-12-05 Listing Removed — MiRealSource-MiMLS
• 2025-09-04 Price Changed $149,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $149,000 REALCOMP
• 2025-07-31 Listed $157,000 REALCOMP
• 2025-07-31 Listed $157,000 MiRealSource-MiMLS
• 2018-04-30 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2018-04-30 Sold (MLS) $43,000 REALCOMP
• 2018-04-12 Listing Removed — MiRealSource-MiMLS
• 2018-04-12 Listed $43,000 MiRealSource-MiMLS
• 2018-04-12 Listed $43,000 REALCOMP
• 2010-11-01 Sold (MLS) $6,968 MiRealSource-MiMLS
• 2010-11-01 Sold (MLS) $6,968 REALCOMP
• 2010-10-13 Listing Removed — MiRealSource-MiMLS
• 2010-05-14 Listed $39,900 MiRealSource-MiMLS
• 2010-05-14 Listed — REALCOMP
• 2002-02-13 Sold (Public Records) $80,000 Public Records
• 2001-01-10 Sold (Public Records) $76,000 Public Records
• 2001-01-05 Sold (MLS) $76,000 MiRealSource-MiMLS
• 2000-11-10 Listing Removed — MiRealSource-MiMLS
• 2000-03-31 Listed $78,900 MiRealSource-MiMLS
• 1990-06-15 Sold (Public Records) $29,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $714 · -67.4% YoY. Source: county tax records.