3456 E Harrison Rd · Elbridge, MI 49420

$99,000

4 bd · 1.0 ba · 1,641 sqft · SingleFamily · 45 Days on market

Built 1911 4.00 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime opportunity for a fixer-upper with a strong upside potential! Bring your vision and restore this property to it full potential. Great potential ROI - Sold as-is.

Key facts

• 4 acre lot
• Built 1911
• Listed 45 days

Property features AI

Exterior

• Utilities: Well water
• Home design: Single family residence; Residential property
• Construction: Built in 1911; Shingle roof; Other construction materials
• Exterior features: Paved road access; 4.0-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wood heating
• Interior features: 9 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hart Public School District (town): math 18% / reading 38% proficiency, ranked #399 of 540 in MI (top 74%) — 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: 91 active listings in the ZIP; 147 units permitted in Oceana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oceana County population projected at -18% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1911 — 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: 1.26% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.6

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,352
• Equity at exit: $14,761

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $27,943
• Equity at exit: $8,560

Cash invested: $27,720 (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 49420

• Home prices YoY: -22.2%
• Active inventory: 91
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $304

Break-even live

Break-even rent $865

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 45 DOM
2. 2026-06-17
   days on market $99,000 Active 44 DOM
3. 2026-06-16
   days on market $99,000 Active 43 DOM
4. 2026-06-15
   days on market $99,000 Active 42 DOM
5. 2026-06-13
   days on market $99,000 Active 40 DOM
6. 2026-06-12
   days on market $99,000 Active 39 DOM
7. 2026-06-09
   days on market $99,000 Active 36 DOM
8. 2026-06-08
   days on market $99,000 Active 35 DOM
9. 2026-06-07
   days on market $99,000 Active 34 DOM
10. 2026-06-07
    days on market $99,000 Active 33 DOM
11. 2026-06-04
    days on market $99,000 Active 30 DOM
12. 2026-06-02
    days on market $99,000 Active 29 DOM
13. 2026-06-01
    days on market $99,000 Active 28 DOM
14. 2026-05-31
    days on market $99,000 Active 27 DOM
15. 2026-05-31
    days on market $99,000 Active 26 DOM
16. 2026-05-09
    price $119,900 167-char remark

    Show marketing remark (168 chars)

    Prime opportunity for a fixer-upper with a strong upside potential! Bring your vision and restore this property to it full potential. Great potential ROI - Sold as-is.

17. 2026-05-09
    price $119,900 168-char remark

    Show marketing remark (168 chars)

    Prime opportunity for a fixer-upper with a strong upside potential! Bring your vision and restore this property to it full potential. Great potential ROI - Sold as-is.

18. 2026-05-08
    price $119,900
19. 2026-04-13
    listed $120,000 Active 167-char remark

    Show marketing remark (168 chars)

    Prime opportunity for a fixer-upper with a strong upside potential! Bring your vision and restore this property to it full potential. Great potential ROI - Sold as-is.

20. 2026-04-13
    listed $120,000 Active 168-char remark

    Show marketing remark (168 chars)

    Prime opportunity for a fixer-upper with a strong upside potential! Bring your vision and restore this property to it full potential. Great potential ROI - Sold as-is.

21. 2026-04-13
    listed $120,000 Active

    Show marketing remark (168 chars)

    Prime opportunity for a fixer-upper with a strong upside potential! Bring your vision and restore this property to it full potential. Great potential ROI - Sold as-is.

22. 2018-02-28
    soldstatus $40,000

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$25/yr (+$2/mo · 1.7%)

ⓘ 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 1/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,001
• − Mortgage interest: −$5,546
• − Property taxes: −$1,475
• − Insurance: −$495
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,880
• Taxable income: $2,205
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,121/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: Hart Public School District
• NCES district ID: 2617860
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $37,795
• Composite: 23.3/100
• National rank: #7923
• State rank: #399 of 540 in MI

Livability — Elbridge

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

Census & demographics

• Population (ZIP): 6,109

Population outlook (Oceana County) Hauer SSP2

• Today (2025): 25,141 people
• By 2030: 24,324 · -3.2%
• By 2040: 22,484 · -10.6%
• By 2050: 20,561 · -18.2%
• By 2075: 16,280 · -35.2%
• By 2100: 11,376 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 7% Romanian 4% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Oceana

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -34.4pp toward R · 2008: 4.3pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+27.3 2012: R+10.3 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.60%
• Current HPI: 188.1779
• 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

+147.5% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $99,000 MiRealSource-MiMLS
• 2026-05-28 Price Changed $99,000 REALCOMP
• 2026-05-28 Price Changed $99,000 SW Michigan MLS
• 2026-05-09 Price Changed $119,900 MiRealSource-MiMLS
• 2026-05-09 Price Changed $119,900 REALCOMP
• 2026-05-08 Price Changed $119,900 SW Michigan MLS
• 2026-04-13 Listed $120,000 SW Michigan MLS
• 2026-04-13 Listed $120,000 REALCOMP
• 2026-04-13 Listed $120,000 MiRealSource-MiMLS
• 2018-02-28 Sold (Public Records) $40,000 Public Records

Property tax history

+0.1%/yr

Latest (2022): $1,475 · +34.9% YoY. Source: county tax records.