285 N Aurelius Rd · Holt, MI 48854

$145,000

3 bd · 1.0 ba · 1,602 sqft · SingleFamily · 39 Days on market

Built 2012 1.00 ac lot Est $115k · 26% 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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this spacious 3-bedroom, 1-bath home offering over 1,600 sq. ft. of living space in a peaceful country setting! This property has great bones and much of the work has already been started, making it the perfect project for an investor or handy buyer looking to bring their vision to life. Many improvements have been completed, and the home features a 5-inch well already in place. The property still requires a septic system and drain field, along with some remaining mechanical installations, giving you the chance to customize and finish to your liking. With its generous layout and serene location, this home has incredible potential to become the ideal country retreat with modern comforts. Whether you're looking to renovate and resell or create a long-term residence, this is a fantastic investment opportunity. Don't miss your chance--schedule your private showing today before it's gone!

Key facts

• Generous layout
• Incredible potential
• 5 inch well

Tags

• 5 INCH WELL
• PEACEFUL COUNTRY SETTING
• GENEROUS LAYOUT
• INCREDIBLE POTENTIAL

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water; Electricity available
• Home design: Traditional single-family residence; Residence built in 2012
• Construction: Vinyl siding; Shingle roof
• Exterior features: Paved road access; Lot of about 1.0 acre

Interior

• Kitchen: Kitchen (11.1 x 11.8)
• Bedrooms: Primary bedroom (11.4 x 11.7)
• Bathrooms: 1 full bathroom
• Interior features: Bay/Bow windows; Full basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Holt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#37 in MI, #733 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• Mason Public Schools (Ingham) (rural): math 44% / reading 57% proficiency, ranked #86 of 540 in MI (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; 350 units permitted in Ingham County in 2024 (186 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 $4k of value loss. Plan a longer hold.
• Ingham County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $115,344
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 N Aurelius Rd	0.00mi	3/1.0	1,602 (0%)	1mo	$115,000	$72	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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,050
• Equity at exit: $21,620

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $15,195
• Equity at exit: $12,537

Cash invested: $40,600 (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 48854

• Active inventory: 80
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$233 /mo · $2,795/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $257

Break-even live

Break-even rent $1,334

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $339	-5% $298	+0% $257	+5% $216	+10% $175
Rent	-10% $126	-5% $192	+0% $257	+5% $323	+10% $388
Rate	-1.0pp $330	-0.5pp $294	base $257	+0.5pp $220	+1.0pp $182

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Opportunity awaits in this spacious 3-bedroom, 1-bath home offering over 1,600 sq. ft. of living space in a peaceful country setting! This property has great bones and much of the work has already been started, making it the perfect project for an investor or handy buyer looking to bring their vision to life. Many improvements have been completed, and the home features a 5-inch well already in place. The property still requires a septic system and drain field, along with some remaining mechanical installations, giving you the chance to customize and finish to your liking. With its generous layout and serene location, this home has incredible potential to become the ideal country retreat with modern comforts. Whether you're looking to renovate and resell or create a long-term residence, this is a fantastic investment opportunity. Don't miss your chance--schedule your private showing today before it's gone!

2. 2026-05-13
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Opportunity awaits in this spacious 3-bedroom, 1-bath home offering over 1,600 sq. ft. of living space in a peaceful country setting! This property has great bones and much of the work has already been started, making it the perfect project for an investor or handy buyer looking to bring their vision to life. Many improvements have been completed, and the home features a 5-inch well already in place. The property still requires a septic system and drain field, along with some remaining mechanical installations, giving you the chance to customize and finish to your liking. With its generous layout and serene location, this home has incredible potential to become the ideal country retreat with modern comforts. Whether you're looking to renovate and resell or create a long-term residence, this is a fantastic investment opportunity. Don't miss your chance--schedule your private showing today before it's gone!

3. 2026-05-13
   status Pending

   Show marketing remark (918 chars)

   Opportunity awaits in this spacious 3-bedroom, 1-bath home offering over 1,600 sq. ft. of living space in a peaceful country setting! This property has great bones and much of the work has already been started, making it the perfect project for an investor or handy buyer looking to bring their vision to life. Many improvements have been completed, and the home features a 5-inch well already in place. The property still requires a septic system and drain field, along with some remaining mechanical installations, giving you the chance to customize and finish to your liking. With its generous layout and serene location, this home has incredible potential to become the ideal country retreat with modern comforts. Whether you're looking to renovate and resell or create a long-term residence, this is a fantastic investment opportunity. Don't miss your chance--schedule your private showing today before it's gone!

4. 2026-04-03
   listed $145,000 Active 918-char remark

   Show marketing remark (918 chars)

   Opportunity awaits in this spacious 3-bedroom, 1-bath home offering over 1,600 sq. ft. of living space in a peaceful country setting! This property has great bones and much of the work has already been started, making it the perfect project for an investor or handy buyer looking to bring their vision to life. Many improvements have been completed, and the home features a 5-inch well already in place. The property still requires a septic system and drain field, along with some remaining mechanical installations, giving you the chance to customize and finish to your liking. With its generous layout and serene location, this home has incredible potential to become the ideal country retreat with modern comforts. Whether you're looking to renovate and resell or create a long-term residence, this is a fantastic investment opportunity. Don't miss your chance--schedule your private showing today before it's gone!

5. 2026-04-03
   listed $145,000 Active 918-char remark

   Show marketing remark (918 chars)

   Opportunity awaits in this spacious 3-bedroom, 1-bath home offering over 1,600 sq. ft. of living space in a peaceful country setting! This property has great bones and much of the work has already been started, making it the perfect project for an investor or handy buyer looking to bring their vision to life. Many improvements have been completed, and the home features a 5-inch well already in place. The property still requires a septic system and drain field, along with some remaining mechanical installations, giving you the chance to customize and finish to your liking. With its generous layout and serene location, this home has incredible potential to become the ideal country retreat with modern comforts. Whether you're looking to renovate and resell or create a long-term residence, this is a fantastic investment opportunity. Don't miss your chance--schedule your private showing today before it's gone!

6. 2026-04-03
   listed $145,000 Active

   Show marketing remark (918 chars)

   Opportunity awaits in this spacious 3-bedroom, 1-bath home offering over 1,600 sq. ft. of living space in a peaceful country setting! This property has great bones and much of the work has already been started, making it the perfect project for an investor or handy buyer looking to bring their vision to life. Many improvements have been completed, and the home features a 5-inch well already in place. The property still requires a septic system and drain field, along with some remaining mechanical installations, giving you the chance to customize and finish to your liking. With its generous layout and serene location, this home has incredible potential to become the ideal country retreat with modern comforts. Whether you're looking to renovate and resell or create a long-term residence, this is a fantastic investment opportunity. Don't miss your chance--schedule your private showing today before it's gone!

ⓘ 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: $2,795 · $233/mo
• Projected year-2 tax: $2,795 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥96°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: $19,915
• − Mortgage interest: −$8,122
• − Property taxes: −$2,795
• − Insurance: −$725
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$4,218
• Taxable income: $868
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,880/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: Mason Public Schools (Ingham)
• NCES district ID: 2623070
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $63,024
• Composite: 44.4/100
• National rank: #2813
• State rank: #86 of 540 in MI

Livability — Holt

• Score: 84/100
• State rank: #37
• US rank: #733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,945
• Population (ZIP): 19,403

Population outlook (Ingham County) Hauer SSP2

• Today (2025): 300,362 people
• By 2030: 307,808 · +2.5%
• By 2040: 320,492 · +6.7%
• By 2050: 333,223 · +10.9%
• By 2075: 373,693 · +24.4%
• By 2100: 392,021 · +30.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 4% Iranian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Ingham

• 2024 margin: Strong D (+29.7) · D 63.9% · R 34.2% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: 33.3pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+32.2 2016: D+27.6 2012: D+27.9 2008: D+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -200.04%
• Current HPI: 197.1467
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — SW Michigan MLS
• 2026-04-03 Listed $145,000 SW Michigan MLS
• 2026-04-03 Listed $145,000 MiRealSource-MiMLS
• 2026-04-03 Listed $145,000 REALCOMP

Property tax history

+4.7%/yr

Latest (2025): $2,795 · +3.5% YoY. Source: county tax records.