797 N Snow Prairie Rd · Union, MI 49094

$114,900

5 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 4 Days on market

Built 1998 1.87 ac lot ↓ 36% since listing

---

Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• 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

5 Bedrooms home with 2 full Bathrooms full 700 square feet finished basement, with egress and walkout basement. oversized 3 car detached garage sitting on 1.8 Acres of land corner lot. Patio.

Key facts

• 1.87 acre lot
• 3 garage spots
• Built 1998

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Electricity available
• Home design: Ranch-style home; Residential property; Built in 1998; Metal roof
• Construction: Vinyl siding
• Exterior features: Corner lot; Paved road access; Well water

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Eat-in kitchen; Replacement windows; Full basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Union City Community Schools (rural): math 22% / reading 39% proficiency, ranked #354 of 540 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 43 units permitted in Branch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Branch County population projected at -18% 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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.

Recommended offer $114,900

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: 1.71% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.87%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $29,004
• Equity at exit: $17,132

10-year hold

• IRR: 30.1%
• Equity multiple: 3.69×
• Total profit: $86,685
• Equity at exit: $9,934

Cash invested: $32,172 (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 49094

• Home prices YoY: -28.8%
• Active inventory: 33
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $747

Break-even live

Break-even rent $1,023

Max offer price $114,900

Occupancy floor 57%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $114,900 Active 4 DOM
2. 2026-06-18
   remarks 457-char remark
3. 2026-06-17
   remarks 365-char remark
4. 2026-06-17
   days on market $114,900 Active 3 DOM
5. 2026-06-17
   remarks 292-char remark
6. 2026-06-16
   days on market $114,900 Active 2 DOM
7. 2026-06-15
   remarks 192-char remark
8. 2026-06-15
   listed $114,900 Active 1 DOM

ⓘ 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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,630
• − Mortgage interest: −$6,436
• − Property taxes: −$1,897
• − Insurance: −$574
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$3,343
• Taxable income: $7,599
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $7,142/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: Union City Community Schools
• NCES district ID: 2634410
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $45,302
• Composite: 26.1/100
• National rank: #7288
• State rank: #354 of 540 in MI

Livability — Union

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

Census & demographics

• Population (ZIP): 3,755

Population outlook (Branch County) Hauer SSP2

• Today (2025): 41,079 people
• By 2030: 39,622 · -3.5%
• By 2040: 36,584 · -10.9%
• By 2050: 33,462 · -18.5%
• By 2075: 26,612 · -35.2%
• By 2100: 18,580 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Branch

• 2024 margin: Solid R (+42.4) · D 28.0% · R 70.4% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: -6.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.5 2016: R+38.1 2012: R+18.7 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.02%
• Current HPI: 165.9347
• 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

-35.8% since first listed

14 events — show timeline

• 2026-06-14 Listed $114,900 REALCOMP
• 2026-06-14 Listed $114,900 MiRealSource-MiMLS
• 2026-06-14 Listed $114,900 SW Michigan MLS
• 2021-01-15 Sold (MLS) $175,000 SW Michigan MLS
• 2021-01-15 Sold (MLS) $175,000 REALCOMP
• 2021-01-02 Pending — REALCOMP
• 2021-01-02 Pending — MiRealSource-MiMLS
• 2021-01-02 Pending — SW Michigan MLS
• 2020-12-03 Contingent — REALCOMP
• 2020-12-03 Contingent — MiRealSource-MiMLS
• 2020-12-03 Contingent — SW Michigan MLS
• 2020-11-24 Listed $179,000 MiRealSource-MiMLS
• 2020-11-24 Listed $179,000 SW Michigan MLS
• 2020-11-24 Listed $179,000 REALCOMP

Property tax history

+75.3%/yr

Latest (2024): $1,897 · +207.2% YoY. Source: county tax records.