9435 Hunter Rills Rd · Tyrone, MI 48430

$50,000

2 bd · 2.0 ba · 1,450 sqft · SingleFamily · 91 Days on market

Built 1984 Fair condition 4,000 sqft lot $34/sqft · 72% below area $500/mo HOA · 31% of rent

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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 +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home has it All! Fenton schools Fireplace, 1450 sq ft 2 bedroom 2 full baths. Just pack your bags full furnished Open floor plan featuring Livingroom with fireplace for a cozy evening. Modern kitchen with new high end stainless steel appliances ample cournter space and loads of cabinets for the inner chef in you. Kitchen open to dining room area with plenty of room for entertaining. Extra Large Master suite with full wall of closets and full updated bath, This community is Tucked in the woods yet cloose to expressways and highways for commuting. Home comes with 12 X 06 shed extra large corner lot ready to move into!mm.

Key facts

• Open floor plan
• Modern kitchen
• Full wall of closets

Tags

• FIREPLACE
• OPEN FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• EXTRA LARGE MASTER SUITE
• FULL WALL OF CLOSETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Linden Community Schools (suburban): math 38% / reading 54% proficiency, ranked #119 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 311 active listings in the ZIP; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($46k) 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.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.23% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.90%
• DSCR: 2.64
• GRM: 2.6

CMA / ARV

• ARV (median comp): $176,983
• List price: $50,000
• Delta: -71.75%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8346 Whitehorn Ln	0.12mi	3/2.0 (+1)	1,600 (+10%)	4mo	$39,900	$25	69
8304 Hidden Holw	0.18mi	3/2.0 (+1)	1,452 (+0%)	21mo	$68,000	$47	68
8285 Feather Holw	0.19mi	3/2.0 (+1)	1,568 (+8%)	19mo	$54,900	$35	57
8448 Barkwood Cir	0.07mi	3/2.0 (+1)	1,664 (+15%)	24mo	$45,000	$27	48
8464 Turner Rd	0.70mi	3/2.0 (+1)	1,401 (-3%)	21mo	$305,000	$218	40

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.36×
• Total profit: $18,987
• Equity at exit: $7,455

10-year hold

• IRR: 39.2%
• Equity multiple: 4.61×
• Total profit: $50,488
• Equity at exit: $4,323

Cash invested: $14,000 (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 48430

• Rents YoY: 2.6%
• Active inventory: 311
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$500
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $431

Break-even live

Break-even rent $1,070

Max offer price $50,000

Occupancy floor 68%

Sensitivity live

Price	-10% $465	-5% $448	+0% $431	+5% $413	+10% $396
Rent	-10% $303	-5% $367	+0% $431	+5% $494	+10% $558
Rate	-1.0pp $456	-0.5pp $443	base $431	+0.5pp $418	+1.0pp $404

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 10 events

1. 2026-06-02
   days on market $50,000 Active 91 DOM
2. 2026-06-01
   days on market $50,000 Active 90 DOM
3. 2026-05-31
   days on market $50,000 Active 89 DOM
4. 2026-05-30
   days on market $50,000 Active 88 DOM
5. 2026-03-03
   listed $50,000 Active 644-char remark

   Show marketing remark (631 chars)

   This Home has it All! Fenton schools Fireplace, 1450 sq ft 2 bedroom 2 full baths. Just pack your bags full furnished Open floor plan featuring Livingroom with fireplace for a cozy evening. Modern kitchen with new high end stainless steel appliances ample cournter space and loads of cabinets for the inner chef in you. Kitchen open to dining room area with plenty of room for entertaining. Extra Large Master suite with full wall of closets and full updated bath, This community is Tucked in the woods yet cloose to expressways and highways for commuting. Home comes with 12 X 06 shed extra large corner lot ready to move into!mm.

6. 2026-03-03
   listed $50,000 Active 631-char remark

   Show marketing remark (631 chars)

   This Home has it All! Fenton schools Fireplace, 1450 sq ft 2 bedroom 2 full baths. Just pack your bags full furnished Open floor plan featuring Livingroom with fireplace for a cozy evening. Modern kitchen with new high end stainless steel appliances ample cournter space and loads of cabinets for the inner chef in you. Kitchen open to dining room area with plenty of room for entertaining. Extra Large Master suite with full wall of closets and full updated bath, This community is Tucked in the woods yet cloose to expressways and highways for commuting. Home comes with 12 X 06 shed extra large corner lot ready to move into!mm.

7. 2026-01-27
   historical
8. 2026-01-27
   historical
9. 2025-09-19
   listed $41,000 Active
10. 2025-09-19
    listed $41,000 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: $19,383
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$6,000
• − Depreciation: −$1,455
• Taxable income: $5,027
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $3,960/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathroom, exterior, and flooring.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathtub and fixtures — Signs of wear
• Moderate Deck and siding — Weathered appearance
• Moderate Hardwood flooring — Signs of wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Resale Replace worn hardwood flooring — New flooring enhances overall appearance
• Resale Replace worn bathtub and fixtures — Fresh fixtures improve functionality and aesthetics
• Resale Replace weathered deck and siding — Fresh exterior enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathtub and fixtures · Signs of wear	Moderate	$3,000–15,000
Deck and siding · Weathered appearance	Moderate	$3,000–15,000
Hardwood flooring · Signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Replace worn hardwood flooring — New flooring enhances overall appearance ↑
• Resale Replace worn bathtub and fixtures — Fresh fixtures improve functionality and aesthetics ↑
• Resale Replace weathered deck and siding — Fresh exterior enhances curb appeal ↑

ⓘ 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: Linden Community Schools
• NCES district ID: 2621690
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $69,129
• Composite: 41.24/100
• National rank: #3532
• State rank: #119 of 540 in MI

Livability — Tyrone

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

Census & demographics

• County: Livingston County · 121,626 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,309
• Household income: $100,193
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 642.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.66%
• Current HPI: 238.8371
• Rent YoY: ▲ 2.59%
• 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

+22.0% since first listed

6 events — show timeline

• 2026-03-03 Listed $50,000 MiRealSource-MiMLS
• 2026-03-03 Listed $50,000 REALCOMP
• 2026-01-27 Listing Removed — MiRealSource-MiMLS
• 2026-01-27 Listing Removed — REALCOMP
• 2025-09-19 Listed $41,000 MiRealSource-MiMLS
• 2025-09-19 Listed $41,000 REALCOMP