9435 Hunter Rills Rd

Tyrone, MI 48430

$50,000B-

2 bd · 2.0 ba · 1,450 sqft · Built 1984 · SingleFamily · Active · 91 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,615/mo
• Mortgage (P&I): −$262
• Tax + insurance: −$83
• HOA: −$500
• Vac / Maint / Mgmt: −$339
• Net cashflow: $431/mo
• Annual: $5,166/yr
• Cap rate: 16.63%
• Cash-on-cash: 36.90%
• DSCR: 2.64
• 1% rule: 3.23%
• Cash to close: $14,000

Investor read

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated fair.
• 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).
• It's been on market 91 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Zoned schools: Hyatt Elementary (math 52% / reading 57%, grade C, #276 of 1,397 statewide, top 22%, 379 students, 35% FRL); Linden Middle School (math 36% / reading 52%, grade D, #173 of 493 statewide, top 36%, 583 students, 31% FRL); Linden High School (math 37% / reading 62%, grade D, #154 of 713 statewide, top 25%, 852 students, 26% FRL).
• Watch-outs: HOA is 31% of rent.
• Market conditions: Rents rising (+2.6%/yr); 314 active listings in the ZIP; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

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