3043 Mill Rd · Ida, MI 48140

$164,900

1 bd · 1.0 ba · 756 sqft · SingleFamily public records · 13 Days on market

Built 1930 0.27 ac lot $218/sqft · 31% above area Est $126k · 31% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Remodeled Ranch "“ Perfect Starter Home or For Someone Looking to Downsize Located in a quiet neighborhood with convenient access to schools, shopping, and major routes, this move-in-ready home is a great opportunity at an affordable price.

Key facts

• Move-in-ready home
• Remodeled ranch
• Quiet neighborhood

Tags

• REMODELED RANCH
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• MOVE-IN-READY HOME

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ida Public School District (rural): math 39% / reading 55% proficiency, ranked #101 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 11 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 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.
• Monroe 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $41k; list at $165k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

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. 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: 1.08% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $125,808
• List price: $164,900
• Delta: 31.07%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3043 Mill Rd	0.00mi	1/1.0	756 (0%)	1mo	$153,000	$202	99

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $457
• Equity at exit: $24,587

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $35,187
• Equity at exit: $14,258

Cash invested: $46,172 (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 48140

• Active inventory: 11
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $428

Break-even live

Break-even rent $1,234

Max offer price $164,900

Occupancy floor 71%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-04
   status Pending 261-char remark

   Show marketing remark (255 chars)

   Charming Remodeled Ranch – Perfect Starter Home or For Someone Looking to Downsize Located in a quiet neighborhood with convenient access to schools, shopping, and major routes, this move-in-ready home is a great opportunity at an affordable price.

2. 2026-05-04
   status Pending 255-char remark

   Show marketing remark (255 chars)

   Charming Remodeled Ranch – Perfect Starter Home or For Someone Looking to Downsize Located in a quiet neighborhood with convenient access to schools, shopping, and major routes, this move-in-ready home is a great opportunity at an affordable price.

3. 2026-04-21
   listed $164,900 Active 261-char remark

   Show marketing remark (255 chars)

   Charming Remodeled Ranch – Perfect Starter Home or For Someone Looking to Downsize Located in a quiet neighborhood with convenient access to schools, shopping, and major routes, this move-in-ready home is a great opportunity at an affordable price.

4. 2026-04-21
   listed $164,900 Active 255-char remark

   Show marketing remark (255 chars)

   Charming Remodeled Ranch – Perfect Starter Home or For Someone Looking to Downsize Located in a quiet neighborhood with convenient access to schools, shopping, and major routes, this move-in-ready home is a great opportunity at an affordable price.

5. 2018-02-14
   soldstatus $40,800

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$1,020/yr (+$85/mo · 204.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,311
• − Mortgage interest: −$9,237
• − Property taxes: −$499
• − Insurance: −$824
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,797
• Taxable income: $2,543
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $4,524/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: Ida Public School District
• NCES district ID: 2619050
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $74,806
• Composite: 42.61/100
• National rank: #3190
• State rank: #101 of 540 in MI

Livability — Ida

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

Census & demographics

• Census place: Ida, MI
• Population (ZIP): 3,370

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Lithuanian 5% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 0%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.48%
• Current HPI: 188.7532
• 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

+304.2% since first listed

5 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-04-21 Listed $164,900 MiRealSource-MiMLS
• 2026-04-21 Listed $164,900 REALCOMP
• 2018-02-14 Sold (Public Records) $40,800 Public Records

Property tax history

-9.5%/yr

Latest (2025): $499 · -57.8% YoY. Source: county tax records.