217 Clyde St · Omer, MI 48749

$94,900

2 bd · 1.0 ba · 770 sqft · SingleFamily public records · 2 Days on market

Built 1930 8,712 sqft lot Est $69k · 38% over

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Why this score? — see what drove the D+ 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 +17.1/30.0
• Appreciation +9.2/10.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

With a little imagination, this turn-of-the-century two-bedroom, one-bath home with two bonus rooms, an upstairs loft, and a walk-in attic could be super cute! Farmhouse-style kitchen. Newer furnace and hot water heater. This house sits on a large, nicely landscaped corner lot within the City Limits and has a two-car attached garage. The home also comes with the attached solar panels

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Other: Solar feature; Approximately 0.2 acre lot

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic system; Electric water heater; Electric service
• Home design: Residential property; 1 1/2-story; Built in 1930
• Construction: Aluminum construction; Crawlspace foundation; Roof type not specified
• Exterior features: Aluminum exterior; Subdivision lot; Sloping lot

Interior

• Kitchen: Kitchen (14 x 12); Range/Oven; Refrigerator; Dishwasher not listed
• Bedrooms: Main-level bedroom (10 x 10)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Electric heat/fuel
• Interior features: Bay window; Window treatments
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $66 ($787/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 $87k (8.2% below list).
• Recommended offer: $87k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#629 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Standish-Sterling Community Schools (rural): math 37% / reading 51% proficiency, ranked #168 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($656 loan paydown + $8k appreciation (8.4% local appreciation)).
• Arenac County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 11y ago 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,079 (8.2% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.92% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $68,530
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Pine Street St	0.05mi	2/1.0	700 (-9%)	18mo	$62,000	$89	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.73×
• Total profit: $45,977
• Equity at exit: $74,985

10-year hold

• IRR: 21.0%
• Equity multiple: 5.91×
• Total profit: $130,460
• Equity at exit: $151,686

Cash invested: $26,572 (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 48749

• Home prices YoY: 4.9%
• Active inventory: 13
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $66

Break-even live

Break-even rent $788

Max offer price $94,900

Occupancy floor 87%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $94,900 Active 2 DOM
2. 2026-06-17
   remarks 386-char remark
3. 2026-06-17
   listed $94,900 Active 1 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: $1,022 · $85/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$220/yr (+$18/mo · 21.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,449
• − Mortgage interest: −$5,316
• − Property taxes: −$1,022
• − Insurance: −$474
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,761
• Taxable loss: −$795
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $978/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: Standish-Sterling Community Schools
• NCES district ID: 2632940
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $39,526
• Composite: 36.76/100
• National rank: #4573
• State rank: #168 of 540 in MI

Livability — Omer

• Score: 58/100
• State rank: #629
• US rank: #21172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omer, MI
• Population (ZIP): 1,214

Population outlook (Arenac County) Hauer SSP2

• Today (2025): 14,036 people
• By 2030: 13,189 · -6.0%
• By 2040: 11,309 · -19.4%
• By 2050: 9,616 · -31.5%
• By 2075: 6,776 · -51.7%
• By 2100: 4,997 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 6% Iranian 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Arenac

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.3%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+35.7 2016: R+33.1 2012: R+4.9 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.44%
• Current HPI: 182.1014
• 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

+954.4% since first listed

37 events — show timeline

• 2026-06-16 Listed $94,900 REALCOMP
• 2026-06-16 Listed $94,900 MiRealSource-MiMLS
• 2025-01-21 Sold (Public Records) $86,000 Public Records
• 2025-01-21 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2025-01-21 Sold (MLS) $86,000 REALCOMP
• 2025-01-21 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2025-01-21 Sold (MLS) $86,000 REALCOMP
• 2025-01-20 Listed $89,000 MiRealSource-MiMLS
• 2025-01-11 Pending — MiRealSource-MiMLS
• 2025-01-10 Listed $89,000 REALCOMP
• 2025-01-09 Listed $89,000 MiRealSource-MiMLS
• 2022-12-28 Sold (Public Records) $21,900 Public Records
• 2021-07-16 Sold (Public Records) $21,900 Public Records
• 2018-03-12 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2018-03-12 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2018-03-12 Sold (MLS) $6,500 REALCOMP
• 2018-03-09 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2018-03-09 Sold (MLS) $6,500 REALCOMP
• 2017-10-30 Listed $8,900 MiRealSource-MiMLS
• 2017-10-30 Listed $8,900 REALCOMP
• 2017-10-30 Listed $8,900 MiRealSource-MiMLS
• 2017-10-30 Listed $8,900 MiRealSource-MiMLS
• 2017-10-30 Listed $8,900 REALCOMP
• 2017-06-27 Listing Removed — MiRealSource-MiMLS
• 2017-06-27 Listing Removed — MiRealSource-MiMLS
• 2017-06-27 Listing Removed — REALCOMP
• 2017-03-01 Listed $11,900 MiRealSource-MiMLS
• 2017-03-01 Listed $11,900 MiRealSource-MiMLS
• 2017-03-01 Listed $11,900 REALCOMP
• 2015-11-21 Sold (MLS) $9,000 REALCOMP
• 2015-11-21 Listing Removed — MiRealSource-MiMLS
• 2015-11-21 Sold (MLS) $9,000 MiRealSource-MiMLS
• 2015-11-21 Listing Removed — REALCOMP
• 2015-11-13 Listed $9,000 REALCOMP
• 2015-11-13 Listed $9,000 MiRealSource-MiMLS
• 2015-09-09 Listed $9,000 MiRealSource-MiMLS
• 2015-09-09 Listed $9,000 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $1,022 · -0.7% YoY. Source: county tax records.