206 Clark St · Decatur, MI 49045

$85,000

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 11 Days on market

Built 1955 0.25 ac lot Est $146k · 42% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

206 Clark St Decatur MI 49045 2 bedroom 1 bath ranch style home with 1 car attached garage FHA Case #263-662151 Code IE 203k eligible For More Info. including Lead Based Paint Disclosures & Condition Report, Go To Hudhomestore. gov or rainecompanies. com, Buyer to verify all info. HUD does NOT pay for title insurance. Raine makes no warranty as to the existence of mold in this property & is not liable for the potentially harmful effects thereof and makes no warranty as to the condition of the property. See attached LBP & Disclosure for HUD Homes. ASK ABOUT SPECIAL $100 DOWN FINANCING AVAILABLE ON HUD HOMES

Key facts

• 0.25 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Natural gas available and connected; Electricity available; Public water
• Home design: Ranch-style single family home; One-story; Built in 1955
• Construction: Vinyl and wood siding; Composition roof; Foundation details not provided
• Exterior features: Paved road access; Lot approximately 0.25 acres; Public water

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: Primary bedroom; Secondary bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Eat-in kitchen; Full basement; Five total rooms (including living areas and bedrooms)
• Laundry & utility: Washer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $85k).

Location & tenants

• Location reads 66/100 on livability (#437 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, schools D-, amenities F.
• Decatur Public Schools (rural): math 21% / reading 37% proficiency, ranked #381 of 540 in MI (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 1.03% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $145,722
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Pine St	0.19mi	2/1.0	942 (-4%)	8mo	$160,000	$170	78
465 Memory Ln	0.19mi	3/1.0 (+1)	1,050 (+7%)	2mo	$235,000	$224	73
316 W Delaware St	0.22mi	3/1.0 (+1)	1,056 (+8%)	3mo	$156,000	$148	69
475 Douglas	0.21mi	2/1.0	1,057 (+8%)	21mo	$175,000	$166	59
86416 Michigan Ave	0.58mi	2/1.0	929 (-5%)	10mo	$138,000	$149	56
113 E South St	0.66mi	2/1.0	1,008 (+3%)	10mo	$169,000	$168	55
310 Clark St	0.12mi	1/1.0 (-1)	1,100 (+12%)	18mo	$47,500	$43	54
125 E Edgar Bergen Blvd	0.39mi	1/1.0 (-1)	1,024 (+5%)	20mo	$72,000	$70	52
119 E South St	0.70mi	2/1.0	1,008 (+3%)	16mo	$135,000	$134	49
45412 86th Ave	0.54mi	2/1.5	1,100 (+12%)	8mo	$123,750	$113	45
560 Cherry Ln	0.46mi	2/1.5	1,100 (+12%)	15mo	$175,000	$159	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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-6,242
• Equity at exit: $12,674

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $4,280
• Equity at exit: $7,349

Cash invested: $23,800 (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 49045

• Home prices YoY: -25.1%
• Active inventory: 35
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $118

Break-even live

Break-even rent $730

Max offer price $85,000

Occupancy floor 82%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-20
   status Pending 632-char remark

   Show marketing remark (631 chars)

   206 Clark St Decatur MI 49045 2 bedroom 1 bath ranch style home with 1 car attached garage FHA Case #263-662151 Code IE 203k eligible For More Info. including Lead Based Paint Disclosures & Condition Report, Go To Hudhomestore. gov or rainecompanies. com, Buyer to verify all info. HUD does NOT pay for title insurance. Raine makes no warranty as to the existence of mold in this property & is not liable for the potentially harmful effects thereof and makes no warranty as to the condition of the property. See attached LBP & Disclosure for HUD Homes. ASK ABOUT SPECIAL $100 DOWN FINANCING AVAILABLE ON HUD HOMES

2. 2026-04-20
   status Pending 631-char remark

   Show marketing remark (631 chars)

   206 Clark St Decatur MI 49045 2 bedroom 1 bath ranch style home with 1 car attached garage FHA Case #263-662151 Code IE 203k eligible For More Info. including Lead Based Paint Disclosures & Condition Report, Go To Hudhomestore. gov or rainecompanies. com, Buyer to verify all info. HUD does NOT pay for title insurance. Raine makes no warranty as to the existence of mold in this property & is not liable for the potentially harmful effects thereof and makes no warranty as to the condition of the property. See attached LBP & Disclosure for HUD Homes. ASK ABOUT SPECIAL $100 DOWN FINANCING AVAILABLE ON HUD HOMES

3. 2026-04-20
   status Pending

   Show marketing remark (631 chars)

   206 Clark St Decatur MI 49045 2 bedroom 1 bath ranch style home with 1 car attached garage FHA Case #263-662151 Code IE 203k eligible For More Info. including Lead Based Paint Disclosures & Condition Report, Go To Hudhomestore. gov or rainecompanies. com, Buyer to verify all info. HUD does NOT pay for title insurance. Raine makes no warranty as to the existence of mold in this property & is not liable for the potentially harmful effects thereof and makes no warranty as to the condition of the property. See attached LBP & Disclosure for HUD Homes. ASK ABOUT SPECIAL $100 DOWN FINANCING AVAILABLE ON HUD HOMES

4. 2026-04-09
   listed $85,000 Active 632-char remark

   Show marketing remark (631 chars)

   206 Clark St Decatur MI 49045 2 bedroom 1 bath ranch style home with 1 car attached garage FHA Case #263-662151 Code IE 203k eligible For More Info. including Lead Based Paint Disclosures & Condition Report, Go To Hudhomestore. gov or rainecompanies. com, Buyer to verify all info. HUD does NOT pay for title insurance. Raine makes no warranty as to the existence of mold in this property & is not liable for the potentially harmful effects thereof and makes no warranty as to the condition of the property. See attached LBP & Disclosure for HUD Homes. ASK ABOUT SPECIAL $100 DOWN FINANCING AVAILABLE ON HUD HOMES

5. 2026-04-09
   listed $85,000 Active 631-char remark

   Show marketing remark (631 chars)

   206 Clark St Decatur MI 49045 2 bedroom 1 bath ranch style home with 1 car attached garage FHA Case #263-662151 Code IE 203k eligible For More Info. including Lead Based Paint Disclosures & Condition Report, Go To Hudhomestore. gov or rainecompanies. com, Buyer to verify all info. HUD does NOT pay for title insurance. Raine makes no warranty as to the existence of mold in this property & is not liable for the potentially harmful effects thereof and makes no warranty as to the condition of the property. See attached LBP & Disclosure for HUD Homes. ASK ABOUT SPECIAL $100 DOWN FINANCING AVAILABLE ON HUD HOMES

6. 2026-04-09
   listed $85,000 Active

   Show marketing remark (631 chars)

   206 Clark St Decatur MI 49045 2 bedroom 1 bath ranch style home with 1 car attached garage FHA Case #263-662151 Code IE 203k eligible For More Info. including Lead Based Paint Disclosures & Condition Report, Go To Hudhomestore. gov or rainecompanies. com, Buyer to verify all info. HUD does NOT pay for title insurance. Raine makes no warranty as to the existence of mold in this property & is not liable for the potentially harmful effects thereof and makes no warranty as to the condition of the property. See attached LBP & Disclosure for HUD Homes. ASK ABOUT SPECIAL $100 DOWN FINANCING AVAILABLE ON HUD HOMES

7. 2020-11-02
   soldstatus $125,000
8. 2020-10-15
   soldstatus $125,000
9. 2020-10-15
   soldstatus $125,000 Sold
10. 2020-10-15
    soldstatus $125,000
11. 2020-09-14
    status Pending
12. 2020-09-07
    listed $124,000
13. 2020-09-07
    listed $124,000 Active
14. 2020-09-07
    listed $124,000
15. 2017-11-07
    historical
16. 2017-11-07
    soldstatus $43,000
17. 2017-11-07
    soldstatus $43,000 Sold
18. 2017-08-21
    status Pending
19. 2017-07-12
    listed $62,000 Active
20. 2017-07-12
    listed $62,000

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$83/yr (+$7/mo · 7.3%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,550
• − Mortgage interest: −$4,761
• − Property taxes: −$1,143
• − Insurance: −$425
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$2,473
• Taxable income: $60
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,403/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: Decatur Public Schools
• NCES district ID: 2611670
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $41,230
• Composite: 24.48/100
• National rank: #7659
• State rank: #381 of 540 in MI

Livability — Decatur

• Score: 66/100
• State rank: #437
• US rank: #12164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, MI
• Population (ZIP): 5,109

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 7% Romanian 6% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.63%
• Current HPI: 211.3353
• 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

+37.1% since first listed

20 events — show timeline

• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — SW Michigan MLS
• 2026-04-09 Listed $85,000 REALCOMP
• 2026-04-09 Listed $85,000 SW Michigan MLS
• 2026-04-09 Listed $85,000 MiRealSource-MiMLS
• 2020-11-02 Sold (Public Records) $125,000 Public Records
• 2020-10-15 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2020-10-15 Sold (MLS) $125,000 SW Michigan MLS
• 2020-10-15 Sold (MLS) $125,000 REALCOMP
• 2020-09-14 Pending — SW Michigan MLS
• 2020-09-07 Listed $124,000 MiRealSource-MiMLS
• 2020-09-07 Listed $124,000 SW Michigan MLS
• 2020-09-07 Listed $124,000 REALCOMP
• 2017-11-07 Listing Removed — SW Michigan MLS
• 2017-11-07 Sold (MLS) $43,000 SW Michigan MLS
• 2017-11-07 Sold (MLS) $43,000 REALCOMP
• 2017-08-21 Pending — SW Michigan MLS
• 2017-07-12 Listed $62,000 SW Michigan MLS
• 2017-07-12 Listed $62,000 REALCOMP

Property tax history

+0.7%/yr

Latest (2025): $1,143 · -61.4% YoY. Source: county tax records.