6033 Thru Roamin Dr · Napoleon, MI 49201

$150,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 38 Days on market

Built 1991 Est $212k · 29% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Selling as is has family room and living room fireplace an office three bedrooms two full bathrooms and sunroom kitchen has stove and dishwasher and microwave

Key facts

• Office
• Kitchen has stove
• Family room

Tags

• FAMILY ROOM
• LIVING ROOM FIREPLACE
• OFFICE
• SUNROOM
• KITCHEN HAS STOVE
• KITCHEN HAS DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $81 ($974/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 $143k (4.3% below list).
• Recommended offer: $143k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.3% in Napoleon — 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 59/100 on livability (#600 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Napoleon Community Schools (rural): math 28% / reading 48% proficiency, ranked #231 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.3%/yr); 366 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,481 (4.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 0.96% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5791 Oakpoint Rd	0.46mi	3/2.0	1,561 (+8%)	7mo	$227,900	$146	59
118 N East St	0.49mi	4/1.0 (+1)	1,384 (-4%)	4mo	$210,000	$152	58
131 N East Ave	0.47mi	2/2.0 (-1)	1,344 (-7%)	10mo	$218,000	$162	54
161 Plymouth St	0.74mi	3/2.0	1,400 (-3%)	17mo	$190,000	$136	47
140 N Street Ct	0.69mi	3/2.5	1,540 (+7%)	15mo	$279,000	$181	42
103 North St	0.54mi	3/2.0	1,597 (+11%)	19mo	$203,000	$127	41
100 North	0.55mi	3/1.0	1,599 (+11%)	19mo	$235,000	$147	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-11,524
• Equity at exit: $22,365

10-year hold

• IRR: 8.0%
• Equity multiple: 1.74×
• Total profit: $31,260
• Equity at exit: $12,969

Cash invested: $42,000 (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 49201

• Rents YoY: 10.3%
• Active inventory: 366
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$203 /mo · $2,439/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $81

Break-even live

Break-even rent $1,332

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $166	-5% $124	+0% $81	+5% $39	+10% $-4
Rent	-10% $-32	-5% $24	+0% $81	+5% $138	+10% $195
Rate	-1.0pp $157	-0.5pp $119	base $81	+0.5pp $42	+1.0pp $3

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $150,000 Active 38 DOM
2. 2026-06-18
   days on market $150,000 Active 37 DOM
3. 2026-06-17
   days on market $150,000 Active 36 DOM
4. 2026-06-16
   days on market $150,000 Active 35 DOM
5. 2026-06-15
   days on market $150,000 Active 34 DOM
6. 2026-06-14
   days on market $150,000 Active 32 DOM
7. 2026-06-13
   days on market $150,000 Active 31 DOM
8. 2026-06-10
   days on market $150,000 Active 29 DOM
9. 2026-06-09
   days on market $150,000 Active 28 DOM
10. 2026-06-08
    days on market $150,000 Active 27 DOM
11. 2026-06-07
    days on market $150,000 Active 26 DOM
12. 2026-06-05
    days on market $150,000 Active 23 DOM
13. 2026-06-02
    days on market $150,000 Active 21 DOM
14. 2026-06-01
    days on market $150,000 Active 20 DOM
15. 2026-05-31
    days on market $150,000 Active 19 DOM
16. 2026-05-30
    days on market $150,000 Active 18 DOM
17. 2026-05-12
    listed $150,000 Active 158-char remark

ⓘ 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: $2,439 · $203/mo
• Projected year-2 tax: $2,439 · $203/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 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: $17,218
• − Mortgage interest: −$8,402
• − Property taxes: −$2,439
• − Insurance: −$750
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,364
• Taxable loss: −$1,492
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,332/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: Napoleon Community Schools
• NCES district ID: 2624960
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $52,236
• Composite: 32.97/100
• National rank: #5585
• State rank: #231 of 540 in MI

Livability — Napoleon

• Score: 59/100
• State rank: #600
• US rank: #19694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Napoleon, MI
• County: Jackson County · 85,581 people
• City population: 243
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• Metro: Jackson, MI
• 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

1 event — show timeline

• 2026-05-12 Listed $150,000 FSBO.com

Property tax history

+3.2%/yr

Latest (2025): $2,439 · +2.9% YoY. Source: county tax records.