252 Dodge Ct · Sebewaing, MI 48759

$99,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 32 Days on market

Built 1968 8,712 sqft lot Est $129k · 23% under ↓ 9% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 252 Dodge Ct. Nestled on a private drive in a quiet neighborhood. This cute home is located just outside the village of Sebewaing. Featuring 3 bedrooms and 1.5 bathrooms with a large living room. In the backyard you will find a large cement patio great for gatherings or watching the sunrise. Amenities include city water and natural gas. Also including a small shed gives room for extra storage. New high efficiency furnace installed in February of 2025. This home is move in ready.

Key facts

• Small shed
• City water
• Quiet private street

Tags

• QUIET PRIVATE STREET
• LARGE CEMENT PATIO
• SMALL SHED
• CITY WATER
• NATURAL GAS
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Utilities: Public water; Septic system; Natural gas
• Home design: Manufactured double-wide home; Single-story
• Construction: Built in 1968; Crawl space foundation
• Exterior features: Aluminum exterior; Road frontage

Interior

• Kitchen: Kitchen approx. 9 x 12; Includes range/oven, microwave, refrigerator, dishwasher
• Bedrooms: Three bedrooms on the main level: 14 x 11, 12 x 11, and 8 (approx.)
• Bathrooms: Two total bathrooms (one full); Main-level bath approx. 8 x 5 (lavatory area 7 x 6)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Open 1-story layout; Living room (22 x 14)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#205 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Unionville-Sebewaing Area S.D. (rural): math 34% / reading 46% proficiency, ranked #212 of 540 in MI (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 67 units permitted in Huron 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.
• Huron County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $129,024
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 E Pine St	0.46mi	2/1.0 (-1)	1,200 (+4%)	4mo	$85,000	$71	63
113 Auch St	0.67mi	3/1.0	1,071 (-7%)	9mo	$120,000	$112	49
64 Auch St	0.61mi	3/1.0	1,295 (+12%)	4mo	$135,000	$104	47
345 Tenth St St	0.41mi	3/2.0	1,020 (-12%)	21mo	$177,000	$174	40
77 Auch St	0.61mi	2/2.0 (-1)	1,320 (+15%)	11mo	$155,000	$117	29

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,551
• Equity at exit: $14,895

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $24,084
• 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 48759

• Home prices YoY: -7.7%
• Active inventory: 7
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $279

Break-even live

Break-even rent $759

Max offer price $99,900

Occupancy floor 70%

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 18 events

1. 2026-06-18
   days on market $99,900 Active 32 DOM
2. 2026-06-17
   days on market $99,900 Active 31 DOM
3. 2026-06-16
   days on market $99,900 Active 30 DOM
4. 2026-06-15
   days on market $99,900 Active 29 DOM
5. 2026-06-13
   days on market $99,900 Active 27 DOM
6. 2026-06-12
   days on market $99,900 Active 26 DOM
7. 2026-06-09
   days on market $99,900 Active 23 DOM
8. 2026-06-08
   days on market $99,900 Active 22 DOM
9. 2026-06-07
   days on market $99,900 Active 21 DOM
10. 2026-06-05
    days on market $99,900 Active 19 DOM
11. 2026-06-04
    days on market $99,900 Active 17 DOM
12. 2026-06-02
    days on market $99,900 Active 16 DOM
13. 2026-06-01
    days on market $99,900 Active 15 DOM
14. 2026-05-31
    days on market $99,900 Active 14 DOM
15. 2026-05-31
    days on market $99,900 Active 13 DOM
16. 2026-05-22
    price $99,900
17. 2026-05-17
    listed $109,900 Active
18. 2026-05-12
    listed $109,900 Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to 252 Dodge Ct. Nestled on a private drive in a quiet neighborhood. This cute home is located just outside the village of Sebewaing. Featuring 3 bedrooms and 1.5 bathrooms with a large living room. In the backyard you will find a large cement patio great for gatherings or watching the sunrise. Amenities include city water and natural gas. Also including a small shed gives room for extra storage. New high efficiency furnace installed in February of 2025. This home is move in ready.

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$563/yr (+$47/mo · 136.7%)

ⓘ 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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,352
• − Mortgage interest: −$5,596
• − Property taxes: −$412
• − Insurance: −$500
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,906
• Taxable income: $1,802
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,917/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: Unionville-Sebewaing Area S.D.
• NCES district ID: 2634440
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $46,715
• Composite: 34.14/100
• National rank: #5280
• State rank: #212 of 540 in MI

Livability — Sebewaing

• Score: 73/100
• State rank: #205
• US rank: #5193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,439

Population outlook (Huron County) Hauer SSP2

• Today (2025): 29,325 people
• By 2030: 27,810 · -5.2%
• By 2040: 24,571 · -16.2%
• By 2050: 21,573 · -26.4%
• By 2075: 16,120 · -45.0%
• By 2100: 11,097 · -62.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.2%
• 2008→2024 swing: -40.2pp toward R · 2008: -0.4pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+39.3 2016: R+38.2 2012: R+14.8 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.92%
• Current HPI: 321.0491
• 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

-9.1% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-17 Listed $109,900 MiRealSource-MiMLS
• 2026-05-12 Listed $109,900 FSBO.com

Property tax history

-7.8%/yr

Latest (2025): $412 · -55.8% YoY. Source: county tax records.