7036 Clabuesch St · Winsor, MI 48755

$115,000

3 bd · 1.5 ba · 1,828 sqft · SingleFamily public records · 42 Days on market

Built 1954 0.25 ac lot Est $132k · 13% under ↓ 4% 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).

• Cash flow +25.8/30.0
• ARV discount +13.2/15.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• Schools +3.3/10.0
• 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

Situated on a spacious corner lot sits this 3-bedroom 1.5 bath ranch with a one car attached garage! The home offers a large living room with hardwood floors going throughout the main level. Galley kitchen and a large mud/laundry room or use as a bonus recreation room! The full bath has been recently remodeled with dual sinks and a walk-in shower. All three bedrooms are nice in size. There is also an additional half bath off the laundry room. Outside you will find the private backyard and a spacious rear deck for entertaining. Located just 20 minutes to Bad Axe or 11 minutes to Caseville!

Key facts

• Galley kitchen
• Mud laundry room
• Corner lot

Tags

• CORNER LOT
• HARDWOOD FLOORS
• GALLEY KITCHEN
• MUD LAUNDRY ROOM
• RECENTLY REMODELED BATH
• WALK IN SHOWER

Property features AI

Finance

• Other: Located in the EAST END subdivision; Directions: Frank to Clabuesch, then east to address; Cross streets: Sturm and Clabuesch

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Wood siding
• Construction: Metal roof; Block foundation; Wood siding construction; Built area above grade approximately 1,300 square feet
• Exterior features: Deck; Corner lot; Paved road access; Lot dimensions approximately 98 x 112 (0.25 acre)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Elkton-Pigeon-Bay Port Laker Schools (rural): math 31% / reading 47% proficiency, ranked #233 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 67 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Huron County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($112k) 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $131,616
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7310 Nitz St	0.58mi	4/1.0 (+1)	1,587 (-13%)	24mo	$114,900	$72	24

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-775
• Equity at exit: $17,147

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $22,285
• Equity at exit: $9,943

Cash invested: $32,200 (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 48755

• Home prices YoY: -18.2%
• Active inventory: 18
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $281

Break-even live

Break-even rent $938

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 42 DOM
2. 2026-06-17
   days on market $115,000 Active 41 DOM
3. 2026-06-16
   days on market $115,000 Active 40 DOM
4. 2026-06-15
   days on market $115,000 Active 39 DOM
5. 2026-06-13
   days on market $115,000 Active 37 DOM
6. 2026-06-12
   days on market $115,000 Active 36 DOM
7. 2026-06-09
   days on market $115,000 Active 33 DOM
8. 2026-06-08
   days on market $115,000 Active 32 DOM
9. 2026-06-07
   days on market $115,000 Active 31 DOM
10. 2026-06-05
    days on market $115,000 Active 29 DOM
11. 2026-06-04
    days on market $115,000 Active 27 DOM
12. 2026-06-02
    days on market $115,000 Active 26 DOM
13. 2026-06-01
    days on market $115,000 Active 25 DOM
14. 2026-05-31
    days on market $115,000 Active 24 DOM
15. 2026-05-31
    pricedays on market $115,000 Active 23 DOM
16. 2026-05-07
    listed $119,900 Active 595-char remark

    Show marketing remark (595 chars)

    Situated on a spacious corner lot sits this 3-bedroom 1.5 bath ranch with a one car attached garage! The home offers a large living room with hardwood floors going throughout the main level. Galley kitchen and a large mud/laundry room or use as a bonus recreation room! The full bath has been recently remodeled with dual sinks and a walk-in shower. All three bedrooms are nice in size. There is also an additional half bath off the laundry room. Outside you will find the private backyard and a spacious rear deck for entertaining. Located just 20 minutes to Bad Axe or 11 minutes to Caseville!

17. 2026-05-07
    listed $119,900 Active

    Show marketing remark (595 chars)

    Situated on a spacious corner lot sits this 3-bedroom 1.5 bath ranch with a one car attached garage! The home offers a large living room with hardwood floors going throughout the main level. Galley kitchen and a large mud/laundry room or use as a bonus recreation room! The full bath has been recently remodeled with dual sinks and a walk-in shower. All three bedrooms are nice in size. There is also an additional half bath off the laundry room. Outside you will find the private backyard and a spacious rear deck for entertaining. Located just 20 minutes to Bad Axe or 11 minutes to Caseville!

18. 2026-04-28
    historical
19. 2026-04-28
    historical
20. 2026-04-07
    historical Keep Showing-Contgcy Appl
21. 2026-04-07
    historical Active Under Contract
22. 2026-03-10
    status Active
23. 2026-03-09
    historical
24. 2026-01-11
    price $120,000
25. 2026-01-10
    price $120,000
26. 2025-11-05
    listed $124,900 Active
27. 2025-11-04
    listed $124,900 Active

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$345/yr (+$29/mo · 32.0%)

ⓘ 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 ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,519
• − Mortgage interest: −$6,442
• − Property taxes: −$1,080
• − Insurance: −$575
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,345
• Taxable income: $1,593
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,985/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: Elkton-Pigeon-Bay Port Laker Schools
• NCES district ID: 2613090
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,799
• Composite: 32.92/100
• National rank: #5600
• State rank: #233 of 540 in MI

Livability — Winsor

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

Census & demographics

• Census place: Pigeon, MI
• Population (ZIP): 2,867

Population outlook (Huron County) Hauer SSP2

• Today (2025): 29,325 people
• By 2030: 27,810 · -5.2%
• By 2040: 24,571 · -16.2%
• By 2050: 21,573 · -26.4%
• By 2075: 16,120 · -45.0%
• By 2100: 11,097 · -62.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.2%
• 2008→2024 swing: -40.2pp toward R · 2008: -0.4pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+39.3 2016: R+38.2 2012: R+14.8 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.87%
• Current HPI: 237.1887
• 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

-4.0% since first listed

12 events — show timeline

• 2026-05-07 Listed $119,900 REALCOMP
• 2026-05-07 Listed $119,900 MiRealSource-MiMLS
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-28 Listing Removed — MiRealSource-MiMLS
• 2026-04-07 Contingent — MiRealSource-MiMLS
• 2026-04-07 Contingent — REALCOMP
• 2026-03-10 Relisted — REALCOMP
• 2026-03-09 Listing Removed — REALCOMP
• 2026-01-11 Price Changed $120,000 MiRealSource-MiMLS
• 2026-01-10 Price Changed $120,000 REALCOMP
• 2025-11-05 Listed $124,900 REALCOMP
• 2025-11-04 Listed $124,900 MiRealSource-MiMLS

Property tax history

-4.1%/yr

Latest (2025): $1,080 · -50.2% YoY. Source: county tax records.