4101 S Sheridan Rd #132 · Clayton, MI 48449

$74,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 30 Days on market

Built 2021 Good condition $45/sqft · 67% below area $563/mo HOA · 44% of rent ↓ 12% since listing

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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).

• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Beautiful newer built ranch in a nice, peaceful community! Built in 2021, all you have to do is move in! Much cheaper than community homes for sale. Large, spacious bedrooms, open floor plan, beautiful kitchen, and 2 living rooms! All appliances included. Newer porch. Very few direct neighbors and tree lined streets, this house feels like its out in the country however close to the expressway and everything needed! Lot rent includes use of community pool, water usage, RV/Boat storage, GYM, STORM SHELTER and playgrounds, all accessible 24/7. Third party financing available, Call today!

Key facts

• Open floor plan
• Beautiful kitchen
• Community pool

Tags

• NEWER BUILT RANCH
• OPEN FLOOR PLAN
• BEAUTIFUL KITCHEN
• NEWER PORCH
• COMMUNITY POOL
• RV BOAT STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (11.5% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (11.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 57/100 on livability (#648 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime F.
• Swartz Creek Community Schools (suburban): math 23% / reading 44% proficiency, ranked #298 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 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: HOA is 44% of rent.

Recommended offer $66,275 (11.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 4.8

CMA / ARV

• ARV (median comp): $199,536
• List price: $74,900
• Delta: -64.92%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4101 S Sheridan Rd #83	0.00mi	3/2.0	1,568 (-7%)	10mo	$115,000	$73	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $37,362
• Equity at exit: $67,476

10-year hold

• IRR: 19.9%
• Equity multiple: 6.42×
• Total profit: $113,736
• Equity at exit: $145,514

Cash invested: $20,972 (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 48449

• Home prices YoY: 26.4%
• Active inventory: 17
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$563
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-60

Break-even live

Break-even rent $1,368

Max offer price $66,275

Occupancy floor 100%

Sensitivity live

Price	-10% $-8	-5% $-34	+0% $-60	+5% $-85	+10% $-111
Rent	-10% $-162	-5% $-111	+0% $-60	+5% $-9	+10% $42
Rate	-1.0pp $-22	-0.5pp $-41	base $-60	+0.5pp $-79	+1.0pp $-99

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $563 · $6,756/yr
• Likely covers: waterlandscapingpoolgym

Listing history 30 events

1. 2026-06-18
   days on market $74,900 Active 30 DOM
2. 2026-06-17
   days on market $74,900 Active 29 DOM
3. 2026-06-16
   days on market $74,900 Active 28 DOM
4. 2026-06-15
   days on market $74,900 Active 27 DOM
5. 2026-06-14
   days on market $74,900 Active 25 DOM
6. 2026-06-13
   days on market $74,900 Active 24 DOM
7. 2026-06-10
   days on market $74,900 Active 22 DOM
8. 2026-06-09
   days on market $74,900 Active 21 DOM
9. 2026-06-08
   days on market $74,900 Active 20 DOM
10. 2026-06-07
    days on market $74,900 Active 19 DOM
11. 2026-06-05
    days on market $74,900 Active 16 DOM
12. 2026-06-02
    days on market $74,900 Active 14 DOM
13. 2026-06-01
    days on market $74,900 Active 13 DOM
14. 2026-05-31
    days on market $74,900 Active 12 DOM
15. 2026-05-30
    days on market $74,900 Active 11 DOM
16. 2026-05-19
    listed $74,900 Active 591-char remark

    Show marketing remark (591 chars)

    Beautiful newer built ranch in a nice, peaceful community! Built in 2021, all you have to do is move in! Much cheaper than community homes for sale. Large, spacious bedrooms, open floor plan, beautiful kitchen, and 2 living rooms! All appliances included. Newer porch. Very few direct neighbors and tree lined streets, this house feels like its out in the country however close to the expressway and everything needed! Lot rent includes use of community pool, water usage, RV/Boat storage, GYM, STORM SHELTER and playgrounds, all accessible 24/7. Third party financing available, Call today!

17. 2026-05-19
    historical

    Show marketing remark (591 chars)

    Beautiful newer built ranch in a nice, peaceful community! Built in 2021, all you have to do is move in! Much cheaper than community homes for sale. Large, spacious bedrooms, open floor plan, beautiful kitchen, and 2 living rooms! All appliances included. Newer porch. Very few direct neighbors and tree lined streets, this house feels like its out in the country however close to the expressway and everything needed! Lot rent includes use of community pool, water usage, RV/Boat storage, GYM, STORM SHELTER and playgrounds, all accessible 24/7. Third party financing available, Call today!

18. 2026-04-30
    price $70,000
19. 2026-04-30
    price $70,000
20. 2025-12-16
    listed $75,000 Active
21. 2025-12-16
    listed $75,000 Active
22. 2025-12-15
    historical
23. 2025-11-25
    price $79,998
24. 2025-10-19
    listed $79,999 Active
25. 2025-10-16
    historical
26. 2025-09-05
    price $82,399
27. 2025-06-21
    price $82,400
28. 2025-06-10
    price $82,499
29. 2025-05-15
    price $82,500
30. 2025-04-15
    listed $84,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,509
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$6,756
• − Depreciation: −$2,179
• Taxable loss: −$1,601
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $-331/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently built single-family home is move-in ready with a good condition score. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and aesthetically pleasing
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and aesthetically pleasing ↑
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Swartz Creek Community Schools
• NCES district ID: 2633420
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $53,586
• Composite: 29.37/100
• National rank: #6530
• State rank: #298 of 540 in MI

Livability — Clayton

• Score: 57/100
• State rank: #648
• US rank: #22070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,760

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.59%
• Current HPI: 367.19
• 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

-11.8% since first listed

15 events — show timeline

• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-19 Listed $74,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $70,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $70,000 REALCOMP
• 2025-12-16 Listed $75,000 MiRealSource-MiMLS
• 2025-12-16 Listed $75,000 REALCOMP
• 2025-12-15 Listing Removed — MiRealSource-MiMLS
• 2025-11-25 Price Changed $79,998 MiRealSource-MiMLS
• 2025-10-19 Listed $79,999 MiRealSource-MiMLS
• 2025-10-16 Listing Removed — MiRealSource-MiMLS
• 2025-09-05 Price Changed $82,399 MiRealSource-MiMLS
• 2025-06-21 Price Changed $82,400 MiRealSource-MiMLS
• 2025-06-10 Price Changed $82,499 MiRealSource-MiMLS
• 2025-05-15 Price Changed $82,500 MiRealSource-MiMLS
• 2025-04-15 Listed $84,900 MiRealSource-MiMLS