214 S Pine St · St. Louis, MI 48880

$125,000

4 bd · 2.0 ba · 1,839 sqft · SingleFamily · 109 Days on market

Built 1900 0.32 ac lot $68/sqft · 13% below area Est $143k · 13% 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 +20.0/30.0
• ARV discount +13.1/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bath home offers over 1,800 square feet of space and is full of potential! Inside, the home is down to the studs—ready for drywall and finishing touches that match your style. The living room features a charming original fireplace, adding character and warmth to the space. The outside is fully updated with a new roof, windows, window trim, siding, gutters, soffit, front stone facia, front and rear entry doors, landscaping, and exterior lighting. The inside features updates with plumbing throughout (drains need to be tested to 5psi), water supply lines that have been pressure tested to 50psi, electrical roughed-in and boxes to updated to current code, new electrical panel, all sub-flooring and joists in the kitchen and dining room, exhaust fans in both bathrooms, recessed lighting is roughed in over living room area, 2 new thermostats, laundry facilities box and electrical plus has been set, and either gas or electrical has been run for the stove/range, buyer's choice! Plus, the home comes with a brand-new furnace (gas supply approved with State of Michigan), central air system, ductwork, and 50 gallon water heater giving you peace of mind and extra capacity. New supplies to be included in sale are as follows: Toilet, shower base and fixtures, countertop, smoke detectors, carbon monoxide detectors, and garden hose bibs. This is the perfect opportunity to create your dream home or invest in a property with all the big-ticket items already taken care of. Don't miss your chance to bring this beautiful home back to life with half the effort!!

Key facts

• New siding
• New gutters
• New soffit

Tags

• ORIGINAL FIREPLACE
• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• NEW GUTTERS
• NEW SOFFIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% 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.
• St. Louis Public Schools (town): math 19% / reading 37% proficiency, ranked #397 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 47 units permitted in Gratiot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gratiot County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $142,879
• List price: $125,000
• Delta: -12.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 W Tyrell St	0.14mi	4/2.0	1,997 (+9%)	2mo	$150,000	$75	77
7679 Riverview Dr	0.39mi	3/2.0 (-1)	1,760 (-4%)	2mo	$160,000	$91	68
501 S Franklin St	0.35mi	4/2.5	1,758 (-4%)	8mo	$226,500	$129	67
109 E Tyrell St	0.22mi	5/1.5 (+1)	1,992 (+8%)	3mo	$111,500	$56	66
108 Davis St	0.57mi	3/1.5 (-1)	1,834 (-0%)	5mo	$178,000	$97	62
7580 Riverview Dr	0.43mi	3/2.0 (-1)	1,848 (+0%)	16mo	$118,000	$64	61
410 W Crawford St	0.11mi	4/2.0	1,621 (-12%)	17mo	$112,500	$69	61
303 W Washington St	0.13mi	4/1.5	2,088 (+14%)	11mo	$155,000	$74	60
206 York St	0.42mi	3/2.0 (-1)	1,676 (-9%)	5mo	$206,000	$123	56
119 Surrey Rd	0.37mi	3/2.5 (-1)	1,991 (+8%)	19mo	$260,000	$131	46
115 York St	0.55mi	3/2.0 (-1)	1,631 (-11%)	10mo	$170,000	$104	42
307 S East St	0.42mi	3/1.0 (-1)	1,572 (-14%)	18mo	$65,000	$41	33

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,412
• Equity at exit: $18,638

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $3,662
• Equity at exit: $10,808

Cash invested: $35,000 (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 48880

• Home prices YoY: -28.5%
• Active inventory: 27
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $154

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $241	-5% $197	+0% $154	+5% $111	+10% $68
Rent	-10% $52	-5% $103	+0% $154	+5% $205	+10% $256
Rate	-1.0pp $217	-0.5pp $186	base $154	+0.5pp $122	+1.0pp $89

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $125,000 Active 109 DOM
2. 2026-06-19
   days on market $125,000 Active 107 DOM
3. 2026-06-18
   days on market $125,000 Active 106 DOM
4. 2026-06-17
   days on market $125,000 Active 105 DOM
5. 2026-06-16
   days on market $125,000 Active 104 DOM
6. 2026-06-15
   days on market $125,000 Active 103 DOM
7. 2026-06-14
   days on market $125,000 Active 101 DOM
8. 2026-06-13
   days on market $125,000 Active 100 DOM
9. 2026-06-10
   days on market $125,000 Active 98 DOM
10. 2026-06-09
    days on market $125,000 Active 97 DOM
11. 2026-06-08
    days on market $125,000 Active 96 DOM
12. 2026-06-07
    days on market $125,000 Active 95 DOM
13. 2026-06-03
    days on market $125,000 Active 91 DOM
14. 2026-06-02
    days on market $125,000 Active 90 DOM
15. 2026-06-01
    days on market $125,000 Active 89 DOM
16. 2026-05-31
    days on market $125,000 Active 88 DOM
17. 2026-05-30
    days on market $125,000 Active 87 DOM
18. 2026-03-04
    listed $125,000 Active 1600-char remark

    Show marketing remark (1582 chars)

    This 4-bedroom, 2-bath home offers over 1,800 square feet of space and is full of potential! Inside, the home is down to the studs-ready for drywall and finishing touches that match your style. The living room features a charming original fireplace, adding character and warmth to the space. The outside is fully updated with a new roof, windows, window trim, siding, gutters, soffit, front stone facia, front and rear entry doors, landscaping, and exterior lighting. The inside features updates with plumbing throughout (drains need to be tested to 5psi), water supply lines that have been pressure tested to 50psi, electrical roughed-in and boxes to updated to current code, new electrical panel, all sub-flooring and joists in the kitchen and dining room, exhaust fans in both bathrooms, recessed lighting is roughed in over living room area, 2 new thermostats, laundry facilities box and electrical plus has been set, and either gas or electrical has been run for the stove/range, buyer's choice! Plus, the home comes with a brand-new furnace (gas supply approved with State of Michigan), central air system, ductwork, and 50 gallon water heater giving you peace of mind and extra capacity. New supplies to be included in sale are as follows: Toilet, shower base and fixtures, countertop, smoke detectors, carbon monoxide detectors, and garden hose bibs. This is the perfect opportunity to create your dream home or invest in a property with all the big-ticket items already taken care of. Don't miss your chance to bring this beautiful home back to life with half the effort!!

19. 2026-03-04
    listed $125,000 Active 1582-char remark

    Show marketing remark (1582 chars)

    This 4-bedroom, 2-bath home offers over 1,800 square feet of space and is full of potential! Inside, the home is down to the studs-ready for drywall and finishing touches that match your style. The living room features a charming original fireplace, adding character and warmth to the space. The outside is fully updated with a new roof, windows, window trim, siding, gutters, soffit, front stone facia, front and rear entry doors, landscaping, and exterior lighting. The inside features updates with plumbing throughout (drains need to be tested to 5psi), water supply lines that have been pressure tested to 50psi, electrical roughed-in and boxes to updated to current code, new electrical panel, all sub-flooring and joists in the kitchen and dining room, exhaust fans in both bathrooms, recessed lighting is roughed in over living room area, 2 new thermostats, laundry facilities box and electrical plus has been set, and either gas or electrical has been run for the stove/range, buyer's choice! Plus, the home comes with a brand-new furnace (gas supply approved with State of Michigan), central air system, ductwork, and 50 gallon water heater giving you peace of mind and extra capacity. New supplies to be included in sale are as follows: Toilet, shower base and fixtures, countertop, smoke detectors, carbon monoxide detectors, and garden hose bibs. This is the perfect opportunity to create your dream home or invest in a property with all the big-ticket items already taken care of. Don't miss your chance to bring this beautiful home back to life with half the effort!!

20. 2025-07-02
    historical
21. 2025-07-02
    historical
22. 2025-05-09
    listed $25,000 Active
23. 2025-05-09
    listed $25,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 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: $15,465
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,636
• Taxable loss: −$148
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,886/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: St. Louis Public Schools
• NCES district ID: 2632880
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $38,717
• Composite: 23.4/100
• National rank: #7899
• State rank: #397 of 540 in MI

Livability — St. Louis

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

Census & demographics

• Census place: St. Louis, MI
• Population (ZIP): 9,952

Population outlook (Gratiot County) Hauer SSP2

• Today (2025): 39,991 people
• By 2030: 38,944 · -2.6%
• By 2040: 36,694 · -8.2%
• By 2050: 34,314 · -14.2%
• By 2075: 27,693 · -30.8%
• By 2100: 20,809 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Gratiot

• 2024 margin: Solid R (+31.3) · D 33.7% · R 65.0% · Other 1.4%
• 2008→2024 swing: -35.7pp toward R · 2008: 4.4pp · 2024: -31.3pp
• All cycles: 2024: R+31.3 2020: R+28.3 2016: R+25.6 2012: R+3.9 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.19%
• Current HPI: 206.4534
• 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

+400.0% since first listed

6 events — show timeline

• 2026-03-04 Listed $125,000 REALCOMP
• 2026-03-04 Listed $125,000 MiRealSource-MiMLS
• 2025-07-02 Listing Removed — REALCOMP
• 2025-07-02 Listing Removed — MiRealSource-MiMLS
• 2025-05-09 Listed $25,000 REALCOMP
• 2025-05-09 Listed $25,000 MiRealSource-MiMLS