66435 Union Rd · Vandalia, MI 49031

$110,000

3 bd · 1.5 ba · 1,948 sqft · SingleFamily · 8 Days on market

Built 1971 1.91 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors or buyers looking for opportunity, this house is waiting for you! Spacious Ranch with a nice floor plan with a peaceful setting offers endless potential. Just under 2 acres, nice 2 stall detached garage & 1 outbuilding Cash only sale.

Key facts

• 1 small outbuilding
• 2 acres
• Peaceful setting

Tags

• PEACEFUL SETTING
• 2 ACRES
• 2 STALL DETACHED GARAGE
• 1 SMALL OUTBUILDING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Ranch-style single-family home; One-story
• Construction: Built in 1971; Aluminum siding
• Exterior features: Wooded lot; Pole barn; Paved road access; Lot approximately 1.91 acres

Interior

• Kitchen: Range; Refrigerator; Kitchen approximately 11 x 16
• Bedrooms: Bedroom 2 (10 x 11); Bedroom 3 (10 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Partial basement
• Laundry & utility: Well water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 58/100 on livability (#634 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Cassopolis Public Schools (rural): math 14% / reading 29% proficiency, ranked #453 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1971 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $742,188
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66435 Union Rd	0.00mi	3/1.5	1,948 (0%)	0mo	$115,000	$59	100
66057 South Dr	0.66mi	3/2.0	1,770 (-9%)	14mo	$675,000	$381	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,236
• Equity at exit: $16,401

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $25,513
• Equity at exit: $9,511

Cash invested: $30,800 (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 49031

• Active inventory: 81
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $300

Break-even live

Break-even rent $844

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $362	-5% $331	+0% $300	+5% $269	+10% $238
Rent	-10% $203	-5% $252	+0% $300	+5% $348	+10% $397
Rate	-1.0pp $355	-0.5pp $328	base $300	+0.5pp $271	+1.0pp $242

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-20
   listed $135,000 Active

   Show marketing remark (251 chars)

   Investors or buyers looking for opportunity, this house is waiting for you! Spacious Ranch with a nice floor plan with a peaceful setting offers endless potential. Just under 2 acres, nice 2 stall detached garage & 1 outbuilding Cash only sale.

2. 2026-05-20
   listed $135,000 Active 250-char remark

   Show marketing remark (251 chars)

   Investors or buyers looking for opportunity, this house is waiting for you! Spacious Ranch with a nice floor plan with a peaceful setting offers endless potential. Just under 2 acres, nice 2 stall detached garage & 1 outbuilding Cash only sale.

3. 2026-05-20
   listed $135,000 Active 251-char remark

   Show marketing remark (251 chars)

   Investors or buyers looking for opportunity, this house is waiting for you! Spacious Ranch with a nice floor plan with a peaceful setting offers endless potential. Just under 2 acres, nice 2 stall detached garage & 1 outbuilding Cash only sale.

4. 2014-09-15
   historical
5. 2002-12-17
   historical
6. 2001-12-10
   listed $124,900
7. 2001-12-10
   listed $124,900

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$583/yr (+$49/mo · 110.1%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 16 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: $14,683
• − Mortgage interest: −$6,162
• − Property taxes: −$529
• − Insurance: −$550
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,200
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,144/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: Cassopolis Public Schools
• NCES district ID: 2608430
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $44,696
• Composite: 18.59/100
• National rank: #8906
• State rank: #453 of 540 in MI

Livability — Vandalia

• Score: 58/100
• State rank: #634
• US rank: #21374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,320

Population outlook (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 11% Two or more races 10% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -277.15%
• Current HPI: 163.1792
• 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

+8.1% since first listed

7 events — show timeline

• 2026-05-20 Listed $135,000 REALCOMP
• 2026-05-20 Listed $135,000 MiRealSource-MiMLS
• 2026-05-20 Listed $135,000 SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2002-12-17 Listing Removed — REALCOMP
• 2001-12-10 Listed $124,900 REALCOMP
• 2001-12-10 Listed $124,900 SW Michigan MLS

Property tax history

-5.6%/yr

Latest (2025): $529 · -57.2% YoY. Source: county tax records.