00000 E Howell Rd · Webberville, MI 48892

$79,900

1 bd · 1.5 ba · 3,000 sqft · SingleFamily · 184 Days on market

Built 1974 1.95 ac lot ↓ 16% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

Key facts

• 1.95 acre lot
• Built 1974
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#387 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Webberville Community Schools (town): math 24% / reading 42% proficiency, ranked #300 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Webberville Elementary School (math 37% / reading 52%, grade F, #484 of 1,397 statewide, top 38%, 207 students, 65% FRL); Webberville Middle School (math 17% / reading 32%, grade F, #388 of 493 statewide, top 80%, 82 students, 55% FRL); Webberville High School (math 15% / reading 34%, grade F, #476 of 713 statewide, top 67%, 164 students, 48% FRL) — zoned schools average 56% FRL vs 37% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.36% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $6,395
• Equity at exit: $11,913

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $30,521
• Equity at exit: $6,908

Cash invested: $22,372 (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 48892

• Home prices YoY: -10.9%
• Active inventory: 23
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $303

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $359	-5% $331	+0% $303	+5% $276	+10% $248
Rent	-10% $218	-5% $261	+0% $303	+5% $346	+10% $389
Rate	-1.0pp $344	-0.5pp $324	base $303	+0.5pp $283	+1.0pp $262

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2025-06-27
   status Pending
2. 2024-12-17
   status Pending
3. 2022-08-28
   status Pending 1269-char remark

   Show marketing remark (1269 chars)

   MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

4. 2022-08-28
   status Pending

   Show marketing remark (1269 chars)

   MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

5. 2022-08-26
   historical
6. 2022-07-20
   price $79,900 1269-char remark

   Show marketing remark (1269 chars)

   MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

7. 2022-07-20
   price $79,900

   Show marketing remark (1269 chars)

   MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

8. 2022-05-10
   price $89,900 1269-char remark

   Show marketing remark (1269 chars)

   MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

9. 2022-05-10
   price $89,900

   Show marketing remark (1269 chars)

   MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

10. 2022-02-22
    listed $99,900 Active

    Show marketing remark (1269 chars)

    MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

11. 2022-02-22
    listed $99,900 Active 1269-char remark

    Show marketing remark (1269 chars)

    MAKE THIS YOUR BETTER HOMES AND GARDENS SHOWPLACE! The sky and your equity know no limits on a project like this! White Oak Twp has issued its approval for a BARNDOMINIUM PROJECT! unique property to list! Huge potential DIY project convert existing structure into residence. Property zoned AG per municipality! Property directly west of & adjoining 3814 E. Howell Road. Work w Township to pull permits. Perfect for Storage, farm stand, beautiful build site directly west of structure! Any use other than storage will require new septic. Well has passed inspection. If you can imagine it, make it happen here! rehab is subject to final approval from Ingham County for new septic field! 3040 sf/48x64 encompasses barn, garage bay, tack room, hay storage, office space has central heating/plumbing water for future kitchen, lav/bath, future space for bedroom needs closet. DIY & convert to home or use as is. Any proposed use to be ok'd by municipality. Walk your project thru & have an amazing showplace! BATVAI There is not a bath or lav in home, but plumbing exists! Not an existing kitchen, but plumbing exists, Not a bedroom, it will need closet to be legal! This is a former Vet office with unlimited potential! Your imagination will make it shine!

12. 2021-11-16
    historical
13. 2021-11-16
    historical
14. 2021-08-09
    listed $94,900 Active
15. 2021-08-09
    listed $94,900 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $12,997
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,324
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,037/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: Webberville Community Schools
• NCES district ID: 2635730
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $57,616
• Composite: 29.35/100
• National rank: #6539
• State rank: #300 of 540 in MI

Livability — Webberville

• Score: 67/100
• State rank: #387
• US rank: #10321

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

• Population (ZIP): 4,769

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Native American 1%
• Common ancestry: Romanian 8% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▼ -30.60%
• Current HPI: 249.8353
• 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

-15.8% since first listed

15 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-08-28 Pending — MiRealSource-MiMLS
• 2022-08-28 Pending — REALCOMP
• 2022-08-26 Listing Removed — REALCOMP
• 2022-07-20 Price Changed $79,900 MiRealSource-MiMLS
• 2022-07-20 Price Changed $79,900 REALCOMP
• 2022-05-10 Price Changed $89,900 MiRealSource-MiMLS
• 2022-05-10 Price Changed $89,900 REALCOMP
• 2022-02-22 Listed $99,900 MiRealSource-MiMLS
• 2022-02-22 Listed $99,900 REALCOMP
• 2021-11-16 Listing Removed — REALCOMP
• 2021-11-16 Listing Removed — MiRealSource-MiMLS
• 2021-08-09 Listed $94,900 MiRealSource-MiMLS
• 2021-08-09 Listed $94,900 REALCOMP