216 Crane St · Union, MI 49094

$115,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 150 Days on market

Built 1900 0.31 ac lot $78/sqft · 24% below area Est $151k · 24% under ↓ 18% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with potential! This 3-bedroom, 1-full-bath home at 216 Crane St. offers a great opportunity for the right buyer ready to bring it back to life. The property is in need of significant updates and repairs and is being sold AS IS, with no repairs to be made by the seller. Ideal for investors, flippers, or buyers with renovation experience looking to add value and build equity. With the right vision and work, this home has the potential to be transformed into something special. A great opportunity for those seeking a project with upside.

Key facts

• 0.31 acre lot
• Built 1900
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Union City Community Schools (rural): math 22% / reading 39% proficiency, ranked #354 of 540 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 43 units permitted in Branch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Branch County population projected at -18% 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.01%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (median comp): $151,035
• List price: $115,000
• Delta: -23.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 E Fenton St	0.05mi	4/1.0 (+1)	1,420 (-4%)	1mo	$180,000	$127	82
403 S Broadway St	0.13mi	4/1.5 (+1)	1,600 (+9%)	9mo	$165,804	$104	65
434 Ann St	0.43mi	3/2.0	1,356 (-8%)	2mo	$175,000	$129	65
122 Hammond St	0.27mi	3/1.0	1,607 (+9%)	7mo	$154,000	$96	62
126 Barry St	0.60mi	3/1.0	1,490 (+1%)	7mo	$215,500	$145	60
322 St Joseph St	0.34mi	3/1.0	1,350 (-8%)	7mo	$145,000	$107	60
520 S Broadway St	0.38mi	3/1.0	1,300 (-12%)	2mo	$125,001	$96	58
113 S Park St	0.35mi	3/1.0	1,650 (+12%)	8mo	$155,000	$94	53
7 Palmer Dr	0.31mi	3/2.0	1,625 (+10%)	24mo	$200,000	$123	48
402 Division St	0.68mi	2/1.0 (-1)	1,356 (-8%)	10mo	$164,000	$121	38
203 Barry St	0.60mi	3/1.0	1,350 (-8%)	21mo	$140,000	$104	37
609 Thomas St	0.70mi	4/1.0 (+1)	1,300 (-12%)	24mo	$183,000	$141	19

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $27,411
• Equity at exit: $17,147

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $83,182
• Equity at exit: $9,943

Cash invested: $32,200 (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 49094

• Home prices YoY: -28.8%
• Active inventory: 33
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $723

Break-even live

Break-even rent $963

Max offer price $115,000

Occupancy floor 57%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 150 DOM
2. 2026-06-17
   days on market $115,000 Active 149 DOM
3. 2026-06-16
   days on market $115,000 Active 148 DOM
4. 2026-06-15
   days on market $115,000 Active 147 DOM
5. 2026-06-13
   days on market $115,000 Active 145 DOM
6. 2026-06-12
   days on market $115,000 Active 144 DOM
7. 2026-06-09
   days on market $115,000 Active 141 DOM
8. 2026-06-08
   days on market $115,000 Active 140 DOM
9. 2026-06-07
   days on market $115,000 Active 139 DOM
10. 2026-06-07
    days on market $115,000 Active 138 DOM
11. 2026-06-04
    days on market $115,000 Active 135 DOM
12. 2026-06-02
    days on market $115,000 Active 134 DOM
13. 2026-06-01
    days on market $115,000 Active 133 DOM
14. 2026-05-31
    days on market $115,000 Active 132 DOM
15. 2026-05-31
    days on market $115,000 Active 131 DOM
16. 2026-02-17
    price $115,000 557-char remark

    Show marketing remark (557 chars)

    Investor special with potential! This 3-bedroom, 1-full-bath home at 216 Crane St. offers a great opportunity for the right buyer ready to bring it back to life. The property is in need of significant updates and repairs and is being sold AS IS, with no repairs to be made by the seller. Ideal for investors, flippers, or buyers with renovation experience looking to add value and build equity. With the right vision and work, this home has the potential to be transformed into something special. A great opportunity for those seeking a project with upside.

17. 2026-02-16
    price $115,000 557-char remark

    Show marketing remark (557 chars)

    Investor special with potential! This 3-bedroom, 1-full-bath home at 216 Crane St. offers a great opportunity for the right buyer ready to bring it back to life. The property is in need of significant updates and repairs and is being sold AS IS, with no repairs to be made by the seller. Ideal for investors, flippers, or buyers with renovation experience looking to add value and build equity. With the right vision and work, this home has the potential to be transformed into something special. A great opportunity for those seeking a project with upside.

18. 2026-02-16
    price $115,000

    Show marketing remark (557 chars)

    Investor special with potential! This 3-bedroom, 1-full-bath home at 216 Crane St. offers a great opportunity for the right buyer ready to bring it back to life. The property is in need of significant updates and repairs and is being sold AS IS, with no repairs to be made by the seller. Ideal for investors, flippers, or buyers with renovation experience looking to add value and build equity. With the right vision and work, this home has the potential to be transformed into something special. A great opportunity for those seeking a project with upside.

19. 2026-01-19
    listed $140,000 Active 557-char remark

    Show marketing remark (557 chars)

    Investor special with potential! This 3-bedroom, 1-full-bath home at 216 Crane St. offers a great opportunity for the right buyer ready to bring it back to life. The property is in need of significant updates and repairs and is being sold AS IS, with no repairs to be made by the seller. Ideal for investors, flippers, or buyers with renovation experience looking to add value and build equity. With the right vision and work, this home has the potential to be transformed into something special. A great opportunity for those seeking a project with upside.

20. 2026-01-18
    listed $140,000 Active 557-char remark

    Show marketing remark (557 chars)

    Investor special with potential! This 3-bedroom, 1-full-bath home at 216 Crane St. offers a great opportunity for the right buyer ready to bring it back to life. The property is in need of significant updates and repairs and is being sold AS IS, with no repairs to be made by the seller. Ideal for investors, flippers, or buyers with renovation experience looking to add value and build equity. With the right vision and work, this home has the potential to be transformed into something special. A great opportunity for those seeking a project with upside.

21. 2026-01-18
    listed $140,000 Active

    Show marketing remark (557 chars)

    Investor special with potential! This 3-bedroom, 1-full-bath home at 216 Crane St. offers a great opportunity for the right buyer ready to bring it back to life. The property is in need of significant updates and repairs and is being sold AS IS, with no repairs to be made by the seller. Ideal for investors, flippers, or buyers with renovation experience looking to add value and build equity. With the right vision and work, this home has the potential to be transformed into something special. A great opportunity for those seeking a project with upside.

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: +$558/yr (+$47/mo · 85.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $22,541
• − Mortgage interest: −$6,442
• − Property taxes: −$655
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$3,345
• Taxable income: $7,251
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $6,934/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: Union City Community Schools
• NCES district ID: 2634410
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $45,302
• Composite: 26.1/100
• National rank: #7288
• State rank: #354 of 540 in MI

Livability — Union

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

Census & demographics

• Census place: Union City, MI
• Population (ZIP): 3,755

Population outlook (Branch County) Hauer SSP2

• Today (2025): 41,079 people
• By 2030: 39,622 · -3.5%
• By 2040: 36,584 · -10.9%
• By 2050: 33,462 · -18.5%
• By 2075: 26,612 · -35.2%
• By 2100: 18,580 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Branch

• 2024 margin: Solid R (+42.4) · D 28.0% · R 70.4% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: -6.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.5 2016: R+38.1 2012: R+18.7 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.02%
• Current HPI: 165.9347
• 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

-17.9% since first listed

6 events — show timeline

• 2026-02-17 Price Changed $115,000 MiRealSource-MiMLS
• 2026-02-16 Price Changed $115,000 REALCOMP
• 2026-02-16 Price Changed $115,000 SW Michigan MLS
• 2026-01-19 Listed $140,000 REALCOMP
• 2026-01-18 Listed $140,000 SW Michigan MLS
• 2026-01-18 Listed $140,000 MiRealSource-MiMLS

Property tax history

+121.4%/yr

Latest (2024): $655 · +390.1% YoY. Source: county tax records.