14670 Church Rd · Addison, MI 49247

$99,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 12 Days on market

Built 1960 2.00 ac lot

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Why this score? — see what drove the C- 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to the country and enjoy the freedom of owning 2 beautiful acres with a 2-bedroom, 1-bathroom home and a large pole barn. Surrounded by open space and peaceful views, this property offers the perfect blend of rural living and practical functionality. With an updated metal roof, new pressure tank, and a newly remodeled bathroom, the vision is endless. The home is ready for your personal touch and presents an excellent opportunity to add value while creating the country retreat you've always wanted. Whether you're looking for a hobby farm, workshop space, room for toys and equipment, or simply a place to enjoy the outdoors, this property delivers. The 30x30 pole barn provides exceptional storage and workspace options, while the acreage offers plenty of room for gardens, animals, recreation, or future expansion. Properties with this much land, a large outbuilding, and unlimited potential don't come along often. Bring your vision and unlock everything this country gem has to offer

Key facts

• Hobby farm
• Large pole barn
• New pressure tank

Tags

• 2 BEAUTIFUL ACRES
• LARGE POLE BARN
• UPDATED METAL ROOF
• NEW PRESSURE TANK
• NEWLY REMODELED BATHROOM
• HOBBY FARM

Property features AI

Exterior

• Parking: No attached garage
• Utilities: Well water; Natural gas available; Electric power
• Home design: Ranch-style residence; Residential property
• Construction: Built in 1960; Vinyl siding; Metal roof
• Exterior features: 2.0 acres lot; Shed(s); Pole barn; Paved road access

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall furnace; Window air conditioning units
• Interior features: Owned LP (propane) tank; Partial basement; 6 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $99k (1.1% below list).
• Recommended offer: $99k (1.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#580 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Hudson Area Schools (rural): math 18% / reading 33% proficiency, ranked #416 of 540 in MI (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lincoln Elementary School (math 27% / reading 32%, grade F, #866 of 1,397 statewide, top 65%, 435 students, 67% FRL); Hudson Middle School (math 8% / reading 22%, grade F, #453 of 493 statewide, top 93%, 200 students, 59% FRL); Hudson Area Jrsr High School (math 12% / reading 42%, grade F, #462 of 713 statewide, top 66%, 438 students, 52% FRL).
• Market conditions: 31 active listings in the ZIP; 72 units permitted in Hillsdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hillsdale County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $98,838 (1.1% below list)

Questions for the listing agent

1. Built in 1960 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $216,580
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14140 Church Rd	0.49mi	3/1.0 (+1)	858 (-3%)	1mo	$210,000	$245	67

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,501
• Equity at exit: $14,895

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $11,012
• Equity at exit: $8,638

Cash invested: $27,972 (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 49247

• Home prices YoY: -4.0%
• Active inventory: 31
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $184

Break-even live

Break-even rent $755

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $241	-5% $212	+0% $184	+5% $156	+10% $128
Rent	-10% $106	-5% $145	+0% $184	+5% $223	+10% $262
Rate	-1.0pp $234	-0.5pp $210	base $184	+0.5pp $158	+1.0pp $132

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-14
   status $99,900 Pending 12 DOM
2. 2026-06-13
   days on market $99,900 Active 12 DOM
3. 2026-06-12
   days on market $99,900 Active 11 DOM
4. 2026-06-09
   days on market $99,900 Active 8 DOM
5. 2026-06-08
   days on market $99,900 Active 7 DOM
6. 2026-06-07
   days on market $99,900 Active 6 DOM
7. 2026-06-07
   days on market $99,900 Active 5 DOM
8. 2026-06-04
   days on market $99,900 Active 2 DOM
9. 2026-06-01
   remarks 699-char remark

   Show marketing remark (998 chars)

   Escape to the country and enjoy the freedom of owning 2 beautiful acres with a 2-bedroom, 1-bathroom home and a large pole barn. Surrounded by open space and peaceful views, this property offers the perfect blend of rural living and practical functionality. With an updated metal roof, new pressure tank, and a newly remodeled bathroom, the vision is endless. The home is ready for your personal touch and presents an excellent opportunity to add value while creating the country retreat you've always wanted. Whether you're looking for a hobby farm, workshop space, room for toys and equipment, or simply a place to enjoy the outdoors, this property delivers. The 30x30 pole barn provides exceptional storage and workspace options, while the acreage offers plenty of room for gardens, animals, recreation, or future expansion. Properties with this much land, a large outbuilding, and unlimited potential don't come along often. Bring your vision and unlock everything this country gem has to offer

10. 2026-06-01
    listed $99,900 Active 1 DOM

    Show marketing remark (998 chars)

    Escape to the country and enjoy the freedom of owning 2 beautiful acres with a 2-bedroom, 1-bathroom home and a large pole barn. Surrounded by open space and peaceful views, this property offers the perfect blend of rural living and practical functionality. With an updated metal roof, new pressure tank, and a newly remodeled bathroom, the vision is endless. The home is ready for your personal touch and presents an excellent opportunity to add value while creating the country retreat you've always wanted. Whether you're looking for a hobby farm, workshop space, room for toys and equipment, or simply a place to enjoy the outdoors, this property delivers. The 30x30 pole barn provides exceptional storage and workspace options, while the acreage offers plenty of room for gardens, animals, recreation, or future expansion. Properties with this much land, a large outbuilding, and unlimited potential don't come along often. Bring your vision and unlock everything this country gem has to offer

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $956 · $80/mo
• Expected delta: +$582/yr (+$49/mo · 155.9%)

ⓘ 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 · 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: $11,861
• − Mortgage interest: −$5,596
• − Property taxes: −$374
• − Insurance: −$500
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,906
• Taxable income: $588
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,069/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: Hudson Area Schools
• NCES district ID: 2618810
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $44,996
• Composite: 21.93/100
• National rank: #8227
• State rank: #416 of 540 in MI

Livability — Addison

• Score: 60/100
• State rank: #580
• US rank: #18632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,257

Population outlook (Hillsdale County) Hauer SSP2

• Today (2025): 43,704 people
• By 2030: 41,996 · -3.9%
• By 2040: 38,019 · -13.0%
• By 2050: 34,095 · -22.0%
• By 2075: 25,897 · -40.7%
• By 2100: 18,746 · -57.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Hillsdale

• 2024 margin: Solid R (+51.4) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.0pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.9 2016: R+46.8 2012: R+24.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.79%
• Current HPI: 307.255
• 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

+81.6% since first listed

12 events — show timeline

• 2026-06-01 Listed $99,900 REALCOMP
• 2026-06-01 Listed $99,900 MiRealSource-MiMLS
• 2026-06-01 Listed $99,900 SW Michigan MLS
• 2024-01-26 Sold (Public Records) $55,000 Public Records
• 2014-07-17 Sold (Public Records) $18,000 Public Records
• 2012-12-20 Sold (Public Records) $48,000 Public Records
• 2007-09-27 Listing Removed — MiRealSource-MiMLS
• 2007-09-25 Sold (MLS) $55,000 REALCOMP
• 2007-09-25 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2007-09-15 Sold (Public Records) $55,000 Public Records
• 2007-06-19 Listed $55,000 REALCOMP
• 2007-06-19 Listed $55,000 MiRealSource-MiMLS

Property tax history

-1.5%/yr

Latest (2025): $374 · -75.2% YoY. Source: county tax records.