64071 M 40 · Lawton, MI 49065

$135,000

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 7 Days on market

Built 1920 1.08 ac lot $102/sqft · 44% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1-acre corner lot 3 outbuildings Convenient M-40 location4-bedroom, 2-bath home offering 1,708 sq ft above grade with a full basement on a 1.08-acre corner parcel in Lawton. Main level includes 2 bedrooms, full bath, and living space, with 2 additional bedrooms and full bath on the upper level. Property includes three outbuildings providing space for storage, equipment, or workshop use, along with a detached 2-car garage. Exterior features wood siding, composition roof, and paved road frontage on M-40. Well and septic with natural gas forced-air heat, central air, and high-speed internet available at the street. Located in the Lawton School District with convenient access to Paw Paw, I-94, and surrounding Southwest Michigan areas.

Key facts

• 1 acre corner lot
• 3 outbuildings
• Composition roof

Tags

• 1 ACRE CORNER LOT
• 3 OUTBUILDINGS
• CONVENIENT M-40 LOCATION
• DETACHED 2 CAR GARAGE
• WOOD SIDING
• COMPOSITION ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available
• Home design: Traditional-style single family residence; 1,708 living area
• Construction: Built in 1920; Wood siding; Composition roof; Full foundation
• Exterior features: Corner lot; Paved road access; Well water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Cooling present
• Interior features: 12 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 70/100 on livability (#293 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Lawton Community School District (rural): math 27% / reading 45% proficiency, ranked #263 of 540 in MI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.27%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $313,468
• List price: $135,000
• Delta: -56.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65281 M 40	0.35mi	2/1.0	1,311 (-1%)	12mo	$205,000	$156	72
64247 Windrose Way	0.12mi	3/2.0 (+1)	1,420 (+8%)	9mo	$389,900	$275	66
30300 64th Ave	0.33mi	3/1.5 (+1)	1,196 (-9%)	6mo	$237,500	$199	57
63862 32nd St	0.54mi	3/1.5 (+1)	1,412 (+7%)	7mo	$351,000	$249	50

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $32,873
• Equity at exit: $20,129

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $99,219
• Equity at exit: $11,672

Cash invested: $37,800 (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 49065

• Active inventory: 32
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $859

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 57%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-08
   status Pending 742-char remark

   Show marketing remark (740 chars)

   1-acre corner lot 3 outbuildings Convenient M-40 location4-bedroom, 2-bath home offering 1,708 sq ft above grade with a full basement on a 1.08-acre corner parcel in Lawton. Main level includes 2 bedrooms, full bath, and living space, with 2 additional bedrooms and full bath on the upper level. Property includes three outbuildings providing space for storage, equipment, or workshop use, along with a detached 2-car garage. Exterior features wood siding, composition roof, and paved road frontage on M-40. Well and septic with natural gas forced-air heat, central air, and high-speed internet available at the street. Located in the Lawton School District with convenient access to Paw Paw, I-94, and surrounding Southwest Michigan areas.

2. 2026-05-08
   status Pending 740-char remark

   Show marketing remark (740 chars)

   1-acre corner lot 3 outbuildings Convenient M-40 location4-bedroom, 2-bath home offering 1,708 sq ft above grade with a full basement on a 1.08-acre corner parcel in Lawton. Main level includes 2 bedrooms, full bath, and living space, with 2 additional bedrooms and full bath on the upper level. Property includes three outbuildings providing space for storage, equipment, or workshop use, along with a detached 2-car garage. Exterior features wood siding, composition roof, and paved road frontage on M-40. Well and septic with natural gas forced-air heat, central air, and high-speed internet available at the street. Located in the Lawton School District with convenient access to Paw Paw, I-94, and surrounding Southwest Michigan areas.

3. 2026-05-08
   status Pending

   Show marketing remark (740 chars)

   1-acre corner lot 3 outbuildings Convenient M-40 location4-bedroom, 2-bath home offering 1,708 sq ft above grade with a full basement on a 1.08-acre corner parcel in Lawton. Main level includes 2 bedrooms, full bath, and living space, with 2 additional bedrooms and full bath on the upper level. Property includes three outbuildings providing space for storage, equipment, or workshop use, along with a detached 2-car garage. Exterior features wood siding, composition roof, and paved road frontage on M-40. Well and septic with natural gas forced-air heat, central air, and high-speed internet available at the street. Located in the Lawton School District with convenient access to Paw Paw, I-94, and surrounding Southwest Michigan areas.

4. 2026-04-30
   listed $135,000 Active 742-char remark

   Show marketing remark (740 chars)

   1-acre corner lot 3 outbuildings Convenient M-40 location4-bedroom, 2-bath home offering 1,708 sq ft above grade with a full basement on a 1.08-acre corner parcel in Lawton. Main level includes 2 bedrooms, full bath, and living space, with 2 additional bedrooms and full bath on the upper level. Property includes three outbuildings providing space for storage, equipment, or workshop use, along with a detached 2-car garage. Exterior features wood siding, composition roof, and paved road frontage on M-40. Well and septic with natural gas forced-air heat, central air, and high-speed internet available at the street. Located in the Lawton School District with convenient access to Paw Paw, I-94, and surrounding Southwest Michigan areas.

5. 2026-04-30
   listed $135,000 Active 740-char remark

   Show marketing remark (740 chars)

   1-acre corner lot 3 outbuildings Convenient M-40 location4-bedroom, 2-bath home offering 1,708 sq ft above grade with a full basement on a 1.08-acre corner parcel in Lawton. Main level includes 2 bedrooms, full bath, and living space, with 2 additional bedrooms and full bath on the upper level. Property includes three outbuildings providing space for storage, equipment, or workshop use, along with a detached 2-car garage. Exterior features wood siding, composition roof, and paved road frontage on M-40. Well and septic with natural gas forced-air heat, central air, and high-speed internet available at the street. Located in the Lawton School District with convenient access to Paw Paw, I-94, and surrounding Southwest Michigan areas.

6. 2026-04-30
   listed $135,000 Active

   Show marketing remark (740 chars)

   1-acre corner lot 3 outbuildings Convenient M-40 location4-bedroom, 2-bath home offering 1,708 sq ft above grade with a full basement on a 1.08-acre corner parcel in Lawton. Main level includes 2 bedrooms, full bath, and living space, with 2 additional bedrooms and full bath on the upper level. Property includes three outbuildings providing space for storage, equipment, or workshop use, along with a detached 2-car garage. Exterior features wood siding, composition roof, and paved road frontage on M-40. Well and septic with natural gas forced-air heat, central air, and high-speed internet available at the street. Located in the Lawton School District with convenient access to Paw Paw, I-94, and surrounding Southwest Michigan areas.

7. 2008-07-02
   soldstatus $76,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $27,221
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$3,927
• Taxable income: $8,676
• Est. tax owed @ 24.0%: −$2,082
• After-tax cash flow: $8,227/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: Lawton Community School District
• NCES district ID: 2621240
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $49,315
• Composite: 31.04/100
• National rank: #6084
• State rank: #263 of 540 in MI

Livability — Lawton

• Score: 70/100
• State rank: #293
• US rank: #7328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,283

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 8% Iranian 6% Lithuanian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.97%
• Current HPI: 165.0761
• 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

+60.5% since first listed

10 events — show timeline

• 2026-05-29 Sold (MLS) $122,000 SW Michigan MLS
• 2026-05-29 Sold (MLS) $122,000 MiRealSource-MiMLS
• 2026-05-29 Sold (MLS) $122,000 REALCOMP
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — SW Michigan MLS
• 2026-04-30 Listed $135,000 SW Michigan MLS
• 2026-04-30 Listed $135,000 MiRealSource-MiMLS
• 2026-04-30 Listed $135,000 REALCOMP
• 2008-07-02 Sold (Public Records) $76,000 Public Records