220 Pearl St · Pinckney, MI 48169

$125,000

3 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 163 Days on market

Built 1900 8,712 sqft lot $97/sqft · 47% below area

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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 +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity! 220 Pearl St, Pinckney, MI 48169 This spacious lot offers endless potential - perfect for a full renovation or a new build in a thriving, growing neighborhood. Ideal for investors and builders seeking a prime location with lots of upside. Don't miss out on this fantastic opportunity!

Key facts

• 8,712 sq ft lot
• Built 1900
• Listed 162 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.7% in Pinckney — 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 69/100 on livability (#333 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pinckney Community Schools (suburban): math 34% / reading 52% proficiency, ranked #135 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $26k; list at $125k implies a 381% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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. 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. 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?
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: 1.44% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

• ARV (median comp): $306,107
• List price: $125,000
• Delta: -59.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Town Trl	0.28mi	3/2.0	1,328 (+3%)	14mo	$315,000	$237	66
208 Pearl St	0.01mi	2/1.0 (-1)	1,148 (-11%)	16mo	$224,000	$195	64
77 Coyote Ct	0.36mi	3/2.0	1,378 (+7%)	14mo	$320,000	$232	56
621 Vincent St	0.54mi	3/1.5	1,378 (+7%)	7mo	$290,000	$210	55
10385 Elizabeth St	0.71mi	3/1.5	1,404 (+9%)	0mo	$350,000	$249	49
636 Vincent St	0.58mi	3/2.0	1,444 (+12%)	9mo	$365,000	$253	41
613 Muriel St	0.61mi	3/1.5	1,434 (+12%)	13mo	$322,500	$225	39

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $11,209
• Equity at exit: $18,638

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $50,462
• Equity at exit: $10,808

Cash invested: $35,000 (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 48169

• Active inventory: 131
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $493

Break-even live

Break-even rent $1,176

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $564	-5% $528	+0% $493	+5% $458	+10% $422
Rent	-10% $351	-5% $422	+0% $493	+5% $564	+10% $635
Rate	-1.0pp $556	-0.5pp $525	base $493	+0.5pp $461	+1.0pp $428

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Cattail Ln Pinckney, MI	3.0	2.0	1527	$1,800	$1.18	13d	1	0.69mi

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 163 DOM
2. 2026-06-18
   days on market $125,000 Active 160 DOM
3. 2026-06-17
   days on market $125,000 Active 159 DOM
4. 2026-06-16
   days on market $125,000 Active 158 DOM
5. 2026-06-15
   days on market $125,000 Active 157 DOM
6. 2026-06-13
   days on market $125,000 Active 155 DOM
7. 2026-06-13
   days on market $125,000 Active 154 DOM
8. 2026-06-09
   days on market $125,000 Active 151 DOM
9. 2026-06-08
   days on market $125,000 Active 150 DOM
10. 2026-06-07
    days on market $125,000 Active 149 DOM
11. 2026-06-04
    days on market $125,000 Active 146 DOM
12. 2026-06-03
    days on market $125,000 Active 145 DOM
13. 2026-06-02
    days on market $125,000 Active 144 DOM
14. 2026-06-01
    days on market $125,000 Active 143 DOM
15. 2026-05-31
    days on market $125,000 Active 142 DOM
16. 2026-01-10
    listed $125,000 Active 303-char remark

    Show marketing remark (313 chars)

    Great Opportunity! 220 Pearl St, Pinckney, MI 48169 This spacious lot offers endless potential—perfect for a full renovation or a new build in a thriving, growing neighborhood. Ideal for investors and builders seeking a prime location with lots of upside. Don’t miss out on this fantastic opportunity!

17. 2026-01-10
    listed $125,000 Active 313-char remark

    Show marketing remark (313 chars)

    Great Opportunity! 220 Pearl St, Pinckney, MI 48169 This spacious lot offers endless potential—perfect for a full renovation or a new build in a thriving, growing neighborhood. Ideal for investors and builders seeking a prime location with lots of upside. Don’t miss out on this fantastic opportunity!

18. 2026-01-07
    historical $125,000 303-char remark

    Show marketing remark (303 chars)

    Great Opportunity! 220 Pearl St, Pinckney, MI 48169 This spacious lot offers endless potential - perfect for a full renovation or a new build in a thriving, growing neighborhood. Ideal for investors and builders seeking a prime location with lots of upside. Don't miss out on this fantastic opportunity!

19. 2026-01-02
    historical
20. 2026-01-02
    historical
21. 2025-12-16
    listed $125,000 Active
22. 2025-12-16
    listed $125,000 Active
23. 2007-08-07
    historical
24. 2006-07-29
    listed $79,900
25. 1990-04-12
    soldstatus $26,000

ⓘ 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: $2,657 · $221/mo
• Projected year-2 tax: $2,657 · $221/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$7,002
• − Property taxes: −$2,657
• − Insurance: −$625
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,636
• Taxable income: $4,223
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,902/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: Pinckney Community Schools
• NCES district ID: 2628140
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $74,072
• Composite: 39.21/100
• National rank: #4016
• State rank: #135 of 540 in MI

Livability — Pinckney

• Score: 69/100
• State rank: #333
• US rank: #8167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinckney, MI
• City population: 21,080
• Population (ZIP): 21,080

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -285.03%
• Current HPI: 184.9602
• 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

+380.8% since first listed

10 events — show timeline

• 2026-01-10 Listed $125,000 MiRealSource-MiMLS
• 2026-01-10 Listed $125,000 REALCOMP
• 2026-01-07 Coming Soon $125,000 MiRealSource-MiMLS
• 2026-01-02 Listing Removed — REALCOMP
• 2026-01-02 Listing Removed — MiRealSource-MiMLS
• 2025-12-16 Listed $125,000 REALCOMP
• 2025-12-16 Listed $125,000 MiRealSource-MiMLS
• 2007-08-07 Listing Removed — REALCOMP
• 2006-07-29 Listed $79,900 REALCOMP
• 1990-04-12 Sold (Public Records) $26,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,657 · +2.9% YoY. Source: county tax records.