5616 118th Ave · Clyde, MI 49408

$84,500

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 1 Days on market

Built 1900 1.86 ac lot ↓ 39% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed, 1 bath farm house. Large lot. 3+ stall pole barn. Has potential but needs lots of work. Property is sold AS-IS. Seller will make NO repairs Property will NOT be de-winterized for any reason, including inspections and appraisal.

Key facts

• 3 stall pole barn
• Large lot
• 1.86 acre lot

Tags

• LARGE LOT
• 3 STALL POLE BARN

Property features AI

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Well water
• Home design: Single-family residential; Built in 1900; Living area approximately 902
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Sits on 1.86-acre lot; Well water

Interior

• Bathrooms: 1 full bathroom
• Interior features: Michigan-style basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Fennville Public Schools (rural): math 18% / reading 32% proficiency, ranked #422 of 540 in MI (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 115 active listings in the ZIP; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,500

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $7,800
• Equity at exit: $12,599

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $34,516
• Equity at exit: $7,306

Cash invested: $23,660 (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 49408

• Active inventory: 115
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $337

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 66%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 234-char remark
2. 2026-06-18
   listed $84,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $13,992
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,458
• Taxable income: $2,872
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $3,357/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: Fennville Public Schools
• NCES district ID: 2614230
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $46,241
• Composite: 21.64/100
• National rank: #8285
• State rank: #422 of 540 in MI

Livability — Clyde

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

Census & demographics

• Population (ZIP): 10,494

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 24% Two or more races 15%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Iranian 11% Romanian 4% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.56%
• Current HPI: 272.8431
• 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

-39.2% since first listed

15 events — show timeline

• 2026-06-17 Listed $84,500 SW Michigan MLS
• 2026-06-17 Listed $84,500 REALCOMP
• 2026-06-17 Listed $84,500 MiRealSource-MiMLS
• 2025-09-19 Listing Removed — MiRealSource-MiMLS
• 2025-09-18 Listing Removed — REALCOMP
• 2025-04-29 Listed $199,000 REALCOMP
• 2025-04-29 Listed $199,000 MiRealSource-MiMLS
• 2019-02-08 Sold (Public Records) $124,000 Public Records
• 2019-01-29 Sold (MLS) $124,000 SW Michigan MLS
• 2019-01-29 Sold (MLS) $124,000 REALCOMP
• 2018-12-04 Pending — SW Michigan MLS
• 2018-11-05 Price Changed $139,000 SW Michigan MLS
• 2018-10-11 Listed $139,000 MiRealSource-MiMLS
• 2018-10-11 Listed $147,000 SW Michigan MLS
• 2018-10-11 Listed $139,000 REALCOMP