2751 Cloverdale Ave · Madison, MI 49221

$170,000

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 132 Days on market

Built 1940 0.34 ac lot Est $142k · 20% over

---

Why this score? — see what drove the F 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 +15.9/30.0
• DSCR +4.9/10.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming two-story home in Madison Township, ideally situated on a desirable double lot that provides extra outdoor space and flexibility. The interior offers two comfortable bedrooms with the potential for a third, along with the convenience of main-floor laundry. Recent updates include an updated kitchen and bathroom, brand-new windows, and newly redone electrical for added peace of mind. A durable metal roof installed in 2024 adds long-term value and protection. With thoughtful updates and ample yard space, this home is a great opportunity for buyers looking for comfort, functionality, and room to grow.

Key facts

• 0.34 acre lot
• Built 1940
• Listed 131 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot dimensions approximately 100 x 158 (0.34 acre); Subdivision: Drexel Park; Ground-level entry with steps

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $81 ($969/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 $137k (19.5% below list).
• Recommended offer: $137k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Madison School District (Lenawee) (town): math 34% / reading 51% proficiency, ranked #195 of 540 in MI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Lenawee 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 $5k of value loss. Plan a longer hold.
• Lenawee County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $142k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,766 (19.5% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.80% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $141,980
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2751 Cloverdale Ave	0.00mi	2/1.0 (-1)	916 (0%)	14mo	$142,400	$155	83
1592 Taylor Ave	0.18mi	3/1.0	832 (-9%)	17mo	$145,000	$174	62
1673 Naomi Ave	0.46mi	3/1.0	888 (-3%)	17mo	$103,000	$116	59

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-22,489
• Equity at exit: $25,348

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-13,311
• Equity at exit: $14,698

Cash invested: $47,600 (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 49221

• Active inventory: 214
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $81

Break-even live

Break-even rent $1,265

Max offer price $170,000

Occupancy floor 89%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 E Maple Ave Unit 2 Adrian, MI	2.0	1.0	652	$1,200	$1.84	23d	1	1.23mi
413 E Maple Ave Unit 1 Adrian, MI	2.0	1.0	826	$1,500	$1.82	23d	1	1.23mi

Listing history 19 events

1. 2026-06-09
   days on market $170,000 Active 132 DOM
2. 2026-06-08
   days on market $170,000 Active 131 DOM
3. 2026-06-07
   days on market $170,000 Active 130 DOM
4. 2026-06-05
   days on market $170,000 Active 128 DOM
5. 2026-06-04
   days on market $170,000 Active 126 DOM
6. 2026-06-02
   days on market $170,000 Active 125 DOM
7. 2026-06-01
   days on market $170,000 Active 124 DOM
8. 2026-05-31
   days on market $170,000 Active 123 DOM
9. 2026-05-31
   days on market $170,000 Active 122 DOM
10. 2026-01-29
    listed $170,000 Active 629-char remark

    Show marketing remark (629 chars)

    Welcome to this charming two-story home in Madison Township, ideally situated on a desirable double lot that provides extra outdoor space and flexibility. The interior offers two comfortable bedrooms with the potential for a third, along with the convenience of main-floor laundry. Recent updates include an updated kitchen and bathroom, brand-new windows, and newly redone electrical for added peace of mind. A durable metal roof installed in 2024 adds long-term value and protection. With thoughtful updates and ample yard space, this home is a great opportunity for buyers looking for comfort, functionality, and room to grow.

11. 2026-01-29
    listed $170,000 Active

    Show marketing remark (629 chars)

    Welcome to this charming two-story home in Madison Township, ideally situated on a desirable double lot that provides extra outdoor space and flexibility. The interior offers two comfortable bedrooms with the potential for a third, along with the convenience of main-floor laundry. Recent updates include an updated kitchen and bathroom, brand-new windows, and newly redone electrical for added peace of mind. A durable metal roof installed in 2024 adds long-term value and protection. With thoughtful updates and ample yard space, this home is a great opportunity for buyers looking for comfort, functionality, and room to grow.

12. 2026-01-28
    historical $170,000 629-char remark

    Show marketing remark (629 chars)

    Welcome to this charming two-story home in Madison Township, ideally situated on a desirable double lot that provides extra outdoor space and flexibility. The interior offers two comfortable bedrooms with the potential for a third, along with the convenience of main-floor laundry. Recent updates include an updated kitchen and bathroom, brand-new windows, and newly redone electrical for added peace of mind. A durable metal roof installed in 2024 adds long-term value and protection. With thoughtful updates and ample yard space, this home is a great opportunity for buyers looking for comfort, functionality, and room to grow.

13. 2025-04-22
    soldstatus $142,400
14. 2025-04-16
    soldstatus $142,400 Closed 376-char remark

    Show marketing remark (376 chars)

    Great Home 2-story home for sale in Madison Township! This property sits on a double lot, offering plenty of outdoor space. Inside, you'll find 2 bedrooms with the possibility of a 3rd, convenient main floor laundry, and an updated kitchen and bathroom. A metal roof was installed in 2024, ensuring long-lasting protection for your home. Move-in ready and immediate occupancy!

15. 2025-04-16
    soldstatus $142,400 Closed

    Show marketing remark (376 chars)

    Great Home 2-story home for sale in Madison Township! This property sits on a double lot, offering plenty of outdoor space. Inside, you'll find 2 bedrooms with the possibility of a 3rd, convenient main floor laundry, and an updated kitchen and bathroom. A metal roof was installed in 2024, ensuring long-lasting protection for your home. Move-in ready and immediate occupancy!

16. 2025-03-11
    historical Active Under Contract 376-char remark

    Show marketing remark (376 chars)

    Great Home 2-story home for sale in Madison Township! This property sits on a double lot, offering plenty of outdoor space. Inside, you'll find 2 bedrooms with the possibility of a 3rd, convenient main floor laundry, and an updated kitchen and bathroom. A metal roof was installed in 2024, ensuring long-lasting protection for your home. Move-in ready and immediate occupancy!

17. 2025-03-11
    historical Accepting Backup Offers

    Show marketing remark (376 chars)

    Great Home 2-story home for sale in Madison Township! This property sits on a double lot, offering plenty of outdoor space. Inside, you'll find 2 bedrooms with the possibility of a 3rd, convenient main floor laundry, and an updated kitchen and bathroom. A metal roof was installed in 2024, ensuring long-lasting protection for your home. Move-in ready and immediate occupancy!

18. 2025-03-10
    listed $144,900 Active 376-char remark

    Show marketing remark (376 chars)

    Great Home 2-story home for sale in Madison Township! This property sits on a double lot, offering plenty of outdoor space. Inside, you'll find 2 bedrooms with the possibility of a 3rd, convenient main floor laundry, and an updated kitchen and bathroom. A metal roof was installed in 2024, ensuring long-lasting protection for your home. Move-in ready and immediate occupancy!

19. 2025-03-10
    listed $144,900 Active

    Show marketing remark (376 chars)

    Great Home 2-story home for sale in Madison Township! This property sits on a double lot, offering plenty of outdoor space. Inside, you'll find 2 bedrooms with the possibility of a 3rd, convenient main floor laundry, and an updated kitchen and bathroom. A metal roof was installed in 2024, ensuring long-lasting protection for your home. Move-in ready and immediate occupancy!

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $1,533 · $128/mo
• Expected delta: +$1,085/yr (+$90/mo · 242.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,412
• − Mortgage interest: −$9,523
• − Property taxes: −$448
• − Insurance: −$850
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,945
• Taxable loss: −$1,980
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,445/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: Madison School District (Lenawee)
• NCES district ID: 2622320
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $37,961
• Composite: 35.35/100
• National rank: #4959
• State rank: #195 of 540 in MI

Livability — Madison

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

Census & demographics

• Population (ZIP): 41,041

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Arabic 1%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.64%
• Current HPI: 237.3796
• 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

+17.3% since first listed

10 events — show timeline

• 2026-01-29 Listed $170,000 MiRealSource-MiMLS
• 2026-01-29 Listed $170,000 REALCOMP
• 2026-01-28 Coming Soon $170,000 MiRealSource-MiMLS
• 2025-04-22 Sold (Public Records) $142,400 Public Records
• 2025-04-16 Sold (MLS) $142,400 MiRealSource-MiMLS
• 2025-04-16 Sold (MLS) $142,400 REALCOMP
• 2025-03-11 Contingent — REALCOMP
• 2025-03-11 Contingent — MiRealSource-MiMLS
• 2025-03-10 Listed $144,900 REALCOMP
• 2025-03-10 Listed $144,900 MiRealSource-MiMLS

Property tax history

-1.9%/yr

Latest (2025): $448 · -39.9% YoY. Source: county tax records.