4721 Center St · Millington, MI 48746

$148,900

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 29 Days on market

Built 1916 0.26 ac lot Est $177k · 16% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.7/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

Key facts

• Functional storage
• Full two car garage
• Back deck

Tags

• WALKING DISTANCE FROM SCHOOLS
• FULL TWO CAR GARAGE
• SIZEABLE COVERED FRONT PORCH
• BACK DECK
• NEWER PELLET STOVE
• FUNCTIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $31 ($374/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (18.6% below list).
• Recommended offer: $121k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#467 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Millington Community Schools (rural): math 23% / reading 37% proficiency, ranked #355 of 540 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meachum Elementary (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 472 students, 58% FRL); Millington Junior High School (math 17% / reading 42%, grade F, #343 of 493 statewide, top 72%, 222 students, 54% FRL); Millington High School (math 54% / reading 74%, grade B-, #46 of 713 statewide, top 7%, 384 students, 54% FRL).
• Market conditions: 42 active listings in the ZIP; 56 units permitted in Tuscola County in 2024 (0 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.
• Tuscola County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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 $78k; list at $149k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,175 (18.6% below list)

Questions for the listing agent

1. Built in 1916 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $177,112
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4721 Center St	0.00mi	4/1.0 (+1)	1,544 (+14%)	1mo	$150,000	$97	71
4814 Center St	0.17mi	3/1.0	1,535 (+14%)	1mo	$130,000	$85	68
8427 State Rd	0.27mi	3/2.0	1,274 (-6%)	8mo	$175,000	$137	68
4930 Center St	0.42mi	3/2.0	1,414 (+5%)	11mo	$175,000	$124	60
8426 Atwood Dr	0.28mi	2/1.5 (-1)	1,192 (-12%)	2mo	$179,900	$151	59
8464 Atwood Dr	0.21mi	3/2.0	1,224 (-10%)	16mo	$160,000	$131	57
4744 North St	0.33mi	3/2.0	1,458 (+8%)	17mo	$70,000	$48	54
8455 East St	0.27mi	3/2.0	1,250 (-8%)	20mo	$199,900	$160	54
4390 Millington Rd	0.64mi	3/1.5	1,340 (-1%)	19mo	$267,500	$200	50
4917 Worth St	0.70mi	3/1.0	1,460 (+8%)	14mo	$176,800	$121	42
4887 Center St	0.33mi	3/1.0	1,152 (-15%)	23mo	$155,000	$135	41

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-22,187
• Equity at exit: $22,201

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-16,945
• Equity at exit: $12,874

Cash invested: $41,692 (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 48746

• Active inventory: 42
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $31

Break-even live

Break-even rent $1,172

Max offer price $148,900

Occupancy floor 92%

Sensitivity live

Price	-10% $115	-5% $73	+0% $31	+5% $-11	+10% $-53
Rent	-10% $-65	-5% $-17	+0% $31	+5% $79	+10% $127
Rate	-1.0pp $106	-0.5pp $69	base $31	+0.5pp $-7	+1.0pp $-47

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-23
   status Pending

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

2. 2026-04-23
   status Pending 954-char remark

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

3. 2026-04-09
   price $148,900 954-char remark

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

4. 2026-04-09
   price $148,900

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

5. 2026-03-31
   status Active

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

6. 2026-03-31
   status Active 954-char remark

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

7. 2026-03-08
   status Pending

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

8. 2026-03-08
   status Pending 954-char remark

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

9. 2026-03-02
   listed $149,900 Active

   Show marketing remark (954 chars)

   * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

10. 2026-03-02
    listed $149,900 Active 954-char remark

    Show marketing remark (954 chars)

    * * Reduced to sell! Lost buyer due to bad financing. Appraised at $157,000 RD appraisal can be provided home is worth more than 8k above asking price!! * * Affordable move in ready FOUR-bedroom home in a great location in the cute village of Millington. Walking distance from schools and downtown businesses including Mcpherson's famous cinnamon rolls! Enjoy small town living with frontage on the parade routes but also the uncommon storage space with a full two car garage! Home has high ceilings and a great, spacious-feeling main floor layout that makes entertaining a breeze! Sizeable covered front porch and back deck top it all off. Heating sources include a newer pellet stove in the basement that heats the house very well and supplements to furnace. Newer carpet and appliances included with a nearly new fridge. Basement is Michigan but full size with lots of functional storage. One year home warranty included with full price offer!

11. 2017-08-21
    soldstatus $78,000
12. 2017-06-02
    status Pending
13. 2017-04-26
    listed $79,900 Active

    Show marketing remark (586 chars)

    Come and enjoy the lazy days of summer under the covered front porch of this lovely 1 1/2 story home in a great location that is close to schools, shopping and rail trial. This home features an up-dated oak kitchen, large dinning and living room, 1 bedroom on the main floor and 3 bedrooms upstairs. The main floor was completely remodeled around 2000 and the upstairs electrical, roof & siding were updated around 2003. The exterior sports a shaded front porch, large rear deck and detached 2+ garage with work benches, cabinets & 220 service. Make your appointment today!!

14. 2017-04-26
    listed $79,900 586-char remark

    Show marketing remark (586 chars)

    Come and enjoy the lazy days of summer under the covered front porch of this lovely 1 1/2 story home in a great location that is close to schools, shopping and rail trial. This home features an up-dated oak kitchen, large dinning and living room, 1 bedroom on the main floor and 3 bedrooms upstairs. The main floor was completely remodeled around 2000 and the upstairs electrical, roof & siding were updated around 2003. The exterior sports a shaded front porch, large rear deck and detached 2+ garage with work benches, cabinets & 220 service. Make your appointment today!!

15. 2001-08-06
    soldstatus $88,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: +$647/yr (+$54/mo · 64.8%)

ⓘ 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 ≥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: $14,541
• − Mortgage interest: −$8,341
• − Property taxes: −$998
• − Insurance: −$744
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,332
• Taxable loss: −$2,201
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $902/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: Millington Community Schools
• NCES district ID: 2623910
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $48,943
• Composite: 26.05/100
• National rank: #7301
• State rank: #355 of 540 in MI

Livability — Millington

• Score: 65/100
• State rank: #467
• US rank: #13303

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

• Census place: Millington, MI
• Population (ZIP): 8,148

Population outlook (Tuscola County) Hauer SSP2

• Today (2025): 49,930 people
• By 2030: 47,294 · -5.3%
• By 2040: 41,504 · -16.9%
• By 2050: 35,560 · -28.8%
• By 2075: 24,455 · -51.0%
• By 2100: 16,507 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tuscola

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.3%
• 2008→2024 swing: -42.1pp toward R · 2008: -0.8pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+39.3 2016: R+38.0 2012: R+10.8 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.34%
• Current HPI: 177.2366
• 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

+69.2% since first listed

15 events — show timeline

• 2026-04-23 Pending — REALCOMP
• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-09 Price Changed $148,900 MiRealSource-MiMLS
• 2026-04-09 Price Changed $148,900 REALCOMP
• 2026-03-31 Relisted — REALCOMP
• 2026-03-31 Relisted — MiRealSource-MiMLS
• 2026-03-08 Pending — REALCOMP
• 2026-03-08 Pending — MiRealSource-MiMLS
• 2026-03-02 Listed $149,900 REALCOMP
• 2026-03-02 Listed $149,900 MiRealSource-MiMLS
• 2017-08-21 Sold (Public Records) $78,000 Public Records
• 2017-06-02 Pending — MiRealSource-MiMLS
• 2017-04-26 Listed $79,900 MiRealSource-MiMLS
• 2017-04-26 Listed $79,900 REALCOMP
• 2001-08-06 Sold (Public Records) $88,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $998 · -1.2% YoY. Source: county tax records.