4109 Page Ave · Michigan Center, MI 49254

$179,900

3 bd · 1.0 ba · 1,880 sqft · SingleFamily · 197 Days on market

Built 1920 0.40 ac lot Est $222k · 19% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in and enjoy this recently remodeled home featuring new appliances, cabinets, furnace, A/C, and a durable steel roof for years of worry-free living. Located in the desirable Michigan Center School District, this home offers easy access to shopping, highways, and everything central Jackson County has to offer. Whether you're working from home or need extra space, the flexible layout is perfect for a home office or creative workspace. Immediate Possession Available. Taxes reflect non-Homestead status.

Key facts

• Flexible layout
• New cabinets
• New appliances

Tags

• RECENTLY REMODELED HOME
• NEW APPLIANCES
• NEW CABINETS
• DURABLE STEEL ROOF
• FLEXIBLE LAYOUT
• HOME OFFICE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Natural gas connected; Natural gas water heater; Cable connected; Public water
• Home design: Ranch-style single family residence; Built in 1920
• Construction: Vinyl siding; Metal roof
• Exterior features: Paved road access; Lot approximately 0.4 acres; Public water

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Eat-in kitchen; Partial basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.0% in Michigan Center — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#314 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools F, amenities F.
• Michigan Center School District (suburban): math 19% / reading 37% proficiency, ranked #387 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 317 units permitted in Jackson County in 2024 (103 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.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 2y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $180k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $221,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4109 Page Ave	0.00mi	3/1.0	1,880 (0%)	22mo	$55,500	$30	82
241 Center St	0.46mi	4/1.5 (+1)	1,956 (+4%)	7mo	$230,000	$118	59
3700 Fairview Ave	0.47mi	3/2.0	1,988 (+6%)	10mo	$315,000	$158	56
1355 Falahee Rd	0.52mi	2/2.0 (-1)	1,964 (+4%)	11mo	$135,000	$69	50
244 Long Ave	0.47mi	4/2.0 (+1)	1,600 (-15%)	2mo	$215,000	$134	43

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,670
• Equity at exit: $26,824

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $21,276
• Equity at exit: $15,554

Cash invested: $50,372 (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 49254

• Home prices YoY: -28.9%
• Active inventory: 12
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$345 /mo · $4,134/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $336

Break-even live

Break-even rent $1,725

Max offer price $179,900

Occupancy floor 79%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5420 E Michigan Ave Jackson, MI	3.0	2.0	2220	$2,150	$0.97	44d	1	1.37mi

Listing history 8 events

1. 2026-06-19
   days on market $179,900 Active 197 DOM
2. 2026-06-18
   days on market $179,900 Active 196 DOM
3. 2026-06-17
   days on market $179,900 Active 195 DOM
4. 2026-06-16
   days on market $179,900 Active 194 DOM
5. 2026-06-15
   days on market $179,900 Active 193 DOM
6. 2026-06-14
   days on market $179,900 Active 191 DOM
7. 2026-06-13
   remarks 515-char remark
8. 2026-06-13
   listed $179,900 Active 190 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: $4,134 · $345/mo
• Projected year-2 tax: $4,134 · $345/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $25,800
• − Mortgage interest: −$10,077
• − Property taxes: −$4,134
• − Insurance: −$900
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$5,233
• Taxable income: $1,328
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $3,709/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: Michigan Center School District
• NCES district ID: 2623790
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $46,224
• Composite: 24.11/100
• National rank: #7753
• State rank: #387 of 540 in MI

Livability — Michigan Center

• Score: 70/100
• State rank: #314
• US rank: #7697

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C- Housing A+ Health & safety A- User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Michigan Center, MI
• City population: 3,617
• Population (ZIP): 3,617

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 0%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.77%
• Current HPI: 204.0577
• 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

+33.3% since first listed

52 events — show timeline

• 2026-06-11 Relisted — REALCOMP
• 2026-06-11 Relisted — MiRealSource-MiMLS
• 2026-06-11 Relisted — SW Michigan MLS
• 2026-05-23 Listing Removed — SW Michigan MLS
• 2026-05-23 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Listing Removed — REALCOMP
• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2026-05-05 Relisted — REALCOMP
• 2026-05-05 Contingent — SW Michigan MLS
• 2026-05-05 Relisted — SW Michigan MLS
• 2026-05-01 Listing Removed — SW Michigan MLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Listing Removed — REALCOMP
• 2026-03-12 Price Changed $179,900 MiRealSource-MiMLS
• 2026-03-12 Price Changed $179,900 REALCOMP
• 2026-03-12 Price Changed $179,900 SW Michigan MLS
• 2026-01-21 Price Changed $185,000 MiRealSource-MiMLS
• 2026-01-20 Price Changed $185,000 REALCOMP
• 2026-01-20 Price Changed $185,000 SW Michigan MLS
• 2025-12-01 Price Changed $189,900 MiRealSource-MiMLS
• 2025-12-01 Price Changed $189,900 REALCOMP
• 2025-12-01 Price Changed $189,900 SW Michigan MLS
• 2025-11-11 Listed $194,000 SW Michigan MLS
• 2025-11-11 Listed $194,000 MiRealSource-MiMLS
• 2025-11-11 Listed $194,000 REALCOMP
• 2024-08-15 Sold (MLS) $55,500 MiRealSource-MiMLS
• 2024-08-15 Sold (MLS) $55,500 SW Michigan MLS
• 2024-08-15 Sold (MLS) $55,500 REALCOMP
• 2024-08-14 Pending — REALCOMP
• 2024-08-14 Pending — MiRealSource-MiMLS
• 2024-08-14 Pending — SW Michigan MLS
• 2024-07-17 Price Changed $75,000 MiRealSource-MiMLS
• 2024-07-16 Price Changed $75,000 REALCOMP
• 2024-07-16 Relisted — REALCOMP
• 2024-07-16 Relisted — MiRealSource-MiMLS
• 2024-07-16 Relisted — SW Michigan MLS
• 2024-07-16 Price Changed $75,000 SW Michigan MLS
• 2024-07-12 Pending — REALCOMP
• 2024-07-12 Pending — MiRealSource-MiMLS
• 2024-07-12 Pending — SW Michigan MLS
• 2024-07-01 Price Changed $90,000 MiRealSource-MiMLS
• 2024-07-01 Price Changed $90,000 REALCOMP
• 2024-07-01 Price Changed $90,000 SW Michigan MLS
• 2024-06-20 Price Changed $100,000 MiRealSource-MiMLS
• 2024-06-20 Price Changed $100,000 REALCOMP
• 2024-06-20 Price Changed $100,000 SW Michigan MLS
• 2024-05-15 Price Changed $115,000 MiRealSource-MiMLS
• 2024-05-14 Price Changed $115,000 REALCOMP
• 2024-05-14 Price Changed $115,000 SW Michigan MLS
• 2024-05-02 Listed $135,000 MiRealSource-MiMLS
• 2024-05-02 Listed $135,000 SW Michigan MLS
• 2024-05-02 Listed $135,000 REALCOMP

Property tax history

+7.6%/yr

Latest (2025): $4,134 · +45.1% YoY. Source: county tax records.