414 E State St · Scottville, MI 49454

$150,000

3 bd · 1.5 ba · 1,318 sqft · SingleFamily public records · 90 Days on market

Built 1945 $114/sqft · 22% above area Est $196k · 23% 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 +15.0/15.0
• Cash flow +8.4/30.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

My father has redone the electric upstairs, new fuse box, along with new electric lines from the street to the house, new water lines from the street up to the house and all around in pec tubing, new pvc tubing for sewer (replace from cast iron to PVC). Upstairs has been redone (just needs mud, paint, and floor done however u want we were gonna carpet it) kitchen needs a 12ft wall redone on the outside wall, electrical, drywall, mud and paint. We added a dishwasher to the house as well (it didn’t have one before) Downstairs bathroom flooring mud and paint and set the sink (which is already here matches the one upstairs just needs installed) Dining room need trim Living room floors needs carpet Added a new water heater I wanna say 2020 New siding 2024 as well as enough to almost complete the garage to match The living room and dining room are completed we were just going to carpet the living and redo the trim in dining room The house was built in 1945 It comes with 2 other parcels which is 30x150 and 60x150 with a 2 car garage on it (detached) the house lot is 60x125 with an additional 2+ parking spots Address is 414 E state st Scottville, the house sits on state st but the garage is in the ally and so is the additional parking. We are planning on leaving any and all materials for the house with the house seens we will have no need for the material We are not looking to gain anything from the house just want out from under it, moving across state and parents are wanting retire and travel.

Key facts

• New siding
• New water heater
• New electric lines

Tags

• NEW ELECTRIC LINES
• NEW WATER LINES
• NEW PVC TUBING
• ADDED A DISHWASHER
• NEW WATER HEATER
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (23.8% below list).
• Recommended offer: $114k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#458 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-.
• Mason County Central Schools (rural): math 24% / reading 39% proficiency, ranked #345 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scottville Elementary School (254 students, 72% FRL); Mason County Central Ms (math 22% / reading 37%, grade F, #343 of 493 statewide, top 72%, 297 students, 66% FRL); Mason County Central Hs (math 17% / reading 57%, grade F, #334 of 713 statewide, top 51%, 407 students, 53% FRL).
• Market conditions: 52 active listings in the ZIP; 177 units permitted in Mason County in 2024 (97 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.
• Mason County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 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 $67k; list at $150k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,327 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $195,645
• List price: $150,000
• Delta: -23.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 E Broadway Ave	0.12mi	3/1.5	1,344 (+2%)	2mo	$272,000	$202	90
305 S Main St	0.34mi	3/1.5	1,225 (-7%)	4mo	$169,000	$138	69
511 Thomas St	0.46mi	3/1.0	1,300 (-1%)	8mo	$165,000	$127	68
116 S Reinberg Ave	0.52mi	3/1.0	1,204 (-9%)	3mo	$85,000	$71	57
312 Gay St	0.52mi	3/1.5	1,278 (-3%)	22mo	$189,000	$148	52
204 W Second St	0.41mi	3/2.0	1,400 (+6%)	22mo	$215,000	$154	50
308 E Broadway Ave	0.11mi	2/1.0 (-1)	1,500 (+14%)	18mo	$240,000	$160	50
309 W Third St	0.55mi	3/1.0	1,176 (-11%)	13mo	$155,000	$132	43

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-32,788
• Equity at exit: $22,365

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-39,424
• Equity at exit: $12,969

Cash invested: $42,000 (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 49454

• Active inventory: 52
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-133

Break-even live

Break-even rent $1,312

Max offer price $130,692

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-82	+0% $-133	+5% $-185	+10% $-237
Rent	-10% $-224	-5% $-179	+0% $-133	+5% $-88	+10% $-43
Rate	-1.0pp $-58	-0.5pp $-95	base $-133	+0.5pp $-172	+1.0pp $-212

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $150,000 Active 90 DOM
2. 2026-06-21
   days on market $150,000 Active 89 DOM
3. 2026-06-21
   days on market $150,000 Active 88 DOM
4. 2026-06-18
   days on market $150,000 Active 86 DOM
5. 2026-06-17
   days on market $150,000 Active 85 DOM
6. 2026-06-16
   days on market $150,000 Active 84 DOM
7. 2026-06-15
   days on market $150,000 Active 83 DOM
8. 2026-06-13
   days on market $150,000 Active 81 DOM
9. 2026-06-12
   days on market $150,000 Active 80 DOM
10. 2026-06-09
    days on market $150,000 Active 77 DOM
11. 2026-06-08
    days on market $150,000 Active 76 DOM
12. 2026-06-07
    days on market $150,000 Active 75 DOM
13. 2026-06-07
    days on market $150,000 Active 74 DOM
14. 2026-06-04
    days on market $150,000 Active 71 DOM
15. 2026-06-02
    days on market $150,000 Active 70 DOM
16. 2026-06-01
    days on market $150,000 Active 69 DOM
17. 2026-05-31
    days on market $150,000 Active 68 DOM
18. 2026-05-31
    days on market $150,000 Active 67 DOM
19. 2026-03-20
    listed $150,000 Active 1524-char remark

    Show marketing remark (1524 chars)

    My father has redone the electric upstairs, new fuse box, along with new electric lines from the street to the house, new water lines from the street up to the house and all around in pec tubing, new pvc tubing for sewer (replace from cast iron to PVC). Upstairs has been redone (just needs mud, paint, and floor done however u want we were gonna carpet it) kitchen needs a 12ft wall redone on the outside wall, electrical, drywall, mud and paint. We added a dishwasher to the house as well (it didn’t have one before) Downstairs bathroom flooring mud and paint and set the sink (which is already here matches the one upstairs just needs installed) Dining room need trim Living room floors needs carpet Added a new water heater I wanna say 2020 New siding 2024 as well as enough to almost complete the garage to match The living room and dining room are completed we were just going to carpet the living and redo the trim in dining room The house was built in 1945 It comes with 2 other parcels which is 30x150 and 60x150 with a 2 car garage on it (detached) the house lot is 60x125 with an additional 2+ parking spots Address is 414 E state st Scottville, the house sits on state st but the garage is in the ally and so is the additional parking. We are planning on leaving any and all materials for the house with the house seens we will have no need for the material We are not looking to gain anything from the house just want out from under it, moving across state and parents are wanting retire and travel.

20. 2018-01-19
    soldstatus $67,000 416-char remark

    Show marketing remark (416 chars)

    This Property is meant for QUICK sale. Excellent contractor special. Interior needs updates; property comes with (2) additional parcels:(3) total ID# 052-231-007-00,052-231-012-00,052-231-013-00. Needs vision, great Renovation opportunity, Many Plus opportunities. 3/2 home, detached garage/workspace. Quiet neighborhood, Large garage and extra Lot. Will go very quickly. Agent Only Remarks: THIS IS AN 'AS IS SALE'.

21. 2018-01-19
    soldstatus $67,000 Sold

    Show marketing remark (416 chars)

    This Property is meant for QUICK sale. Excellent contractor special. Interior needs updates; property comes with (2) additional parcels:(3) total ID# 052-231-007-00,052-231-012-00,052-231-013-00. Needs vision, great Renovation opportunity, Many Plus opportunities. 3/2 home, detached garage/workspace. Quiet neighborhood, Large garage and extra Lot. Will go very quickly. Agent Only Remarks: THIS IS AN 'AS IS SALE'.

22. 2018-01-02
    historical Active Contingent
23. 2017-12-17
    price $67,180
24. 2017-12-11
    listed $67,180 416-char remark

    Show marketing remark (416 chars)

    This Property is meant for QUICK sale. Excellent contractor special. Interior needs updates; property comes with (2) additional parcels:(3) total ID# 052-231-007-00,052-231-012-00,052-231-013-00. Needs vision, great Renovation opportunity, Many Plus opportunities. 3/2 home, detached garage/workspace. Quiet neighborhood, Large garage and extra Lot. Will go very quickly. Agent Only Remarks: THIS IS AN 'AS IS SALE'.

25. 2017-12-11
    listed $67,680 Active

    Show marketing remark (416 chars)

    This Property is meant for QUICK sale. Excellent contractor special. Interior needs updates; property comes with (2) additional parcels:(3) total ID# 052-231-007-00,052-231-012-00,052-231-013-00. Needs vision, great Renovation opportunity, Many Plus opportunities. 3/2 home, detached garage/workspace. Quiet neighborhood, Large garage and extra Lot. Will go very quickly. Agent Only Remarks: THIS IS AN 'AS IS SALE'.

26. 2017-11-08
    listed $30,000 Active
27. 2017-11-06
    soldstatus $30,000
28. 2017-11-03
    soldstatus $30,000
29. 2017-11-03
    soldstatus $30,000 Sold
30. 2017-11-01
    listed $30,000

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,719
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$4,364
• Taxable loss: −$4,242
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-583/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 County Central Schools
• NCES district ID: 2623130
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $43,834
• Composite: 26.8/100
• National rank: #7120
• State rank: #345 of 540 in MI

Livability — Scottville

• Score: 65/100
• State rank: #458
• US rank: #12816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottville, MI
• City population: 4,905
• Population (ZIP): 4,905

Population outlook (Mason County) Hauer SSP2

• Today (2025): 28,828 people
• By 2030: 28,407 · -1.5%
• By 2040: 27,183 · -5.7%
• By 2050: 26,171 · -9.2%
• By 2075: 24,057 · -16.5%
• By 2100: 20,240 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1% Korean 1%

Political lean MEDSL · Mason

• 2024 margin: Strong R (+21.4) · D 38.6% · R 60.0% · Other 1.4%
• 2008→2024 swing: -25.8pp toward R · 2008: 4.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+19.7 2016: R+22.0 2012: R+5.0 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.28%
• Current HPI: 195.7187
• 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

12 events — show timeline

• 2026-03-20 Listed $150,000 Fizber.com
• 2018-01-19 Sold (MLS) $67,000 SW Michigan MLS
• 2018-01-19 Sold (MLS) $67,000 REALCOMP
• 2018-01-02 Contingent — SW Michigan MLS
• 2017-12-17 Price Changed $67,180 SW Michigan MLS
• 2017-12-11 Listed $67,680 SW Michigan MLS
• 2017-12-11 Listed $67,180 REALCOMP
• 2017-11-08 Listed $30,000 SW Michigan MLS
• 2017-11-06 Sold (Public Records) $30,000 Public Records
• 2017-11-03 Sold (MLS) $30,000 SW Michigan MLS
• 2017-11-03 Sold (MLS) $30,000 REALCOMP
• 2017-11-01 Listed $30,000 REALCOMP