875 W Grand River Ave #35 · Williamston, MI 48895

$59,900

2 bd · 2.0 ba · 1,024 sqft · SingleFamily · 593 Days on market

Built 2022 Good condition $58/sqft · at area comps Est $60k · at est. $673/mo HOA · 31% of rent ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 875 W. Grand River Ave. #35, a delightful 2-bedroom, 2-bathroom home that offers both comfort and convenience. The spacious living room provides an inviting space for relaxation and entertainment, while the primary bedroom features an attached bathroom for added privacy. Enjoy the convenience of a dedicated laundry room, making everyday tasks a breeze. This lovely home is situated in a welcoming community that includes a playground for outdoor fun and a cozy fire pit, perfect for gatherings and entertaining. Home is located in a park and the purchase transaction is subject to the park's approval of the buyer. MCM 855-377-7368. Seller is a licensed agent in the state of Michigan.

Key facts

• Built 2022
• Listed 593 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#19 in MI, #359 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities D-, health & safety D-.
• Williamston Community Schools (town): math 49% / reading 62% proficiency, ranked #55 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ingham County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 593 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 593 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.61% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.44%
• DSCR: 2.98
• GRM: 2.3

CMA / ARV

• ARV (median comp): $59,900
• List price: $59,900
• Delta: —
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Williams St	0.21mi	2/1.0	944 (-8%)	19mo	$185,000	$196	57
216 S Cedar St	0.69mi	2/1.0	1,025 (+0%)	11mo	$185,000	$180	54
825 S Putnam St	0.69mi	2/1.0	992 (-3%)	11mo	$225,000	$227	49
112 Jackson St	0.51mi	3/1.5 (+1)	1,072 (+5%)	15mo	$202,500	$189	49
900 Williams St	0.24mi	2/1.0	902 (-12%)	21mo	$79,900	$89	48
407 S Cedar St	0.69mi	3/1.0 (+1)	1,120 (+9%)	1mo	$210,000	$188	43
317 S Putnam St	0.63mi	3/1.5 (+1)	1,008 (-2%)	23mo	$225,000	$223	42
309 S Putnam St	0.63mi	2/1.0	952 (-7%)	22mo	$205,000	$215	36
1818 Harvey Dr	0.57mi	3/1.0 (+1)	1,144 (+12%)	16mo	$210,000	$184	31

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: 41.8%
• Equity multiple: 2.81×
• Total profit: $30,298
• Equity at exit: $8,931

10-year hold

• IRR: 48.1%
• Equity multiple: 5.72×
• Total profit: $79,134
• Equity at exit: $5,179

Cash invested: $16,772 (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 48895

• Active inventory: 58
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$673
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $621

Break-even live

Break-even rent $1,376

Max offer price $59,900

Occupancy floor 66%

Sensitivity live

Price	-10% $662	-5% $642	+0% $621	+5% $600	+10% $580
Rent	-10% $450	-5% $536	+0% $621	+5% $707	+10% $792
Rate	-1.0pp $651	-0.5pp $636	base $621	+0.5pp $606	+1.0pp $590

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 E Riverside St Williamston, MI	3.0	2.0	1292	$1,975	$1.53	15d	1	0.79mi
2155 Mitchell Rd Williamston, MI	3.0	2.0	1492	$2,530	$1.70	15d	1	1.35mi

HOA detail

• Monthly dues: $673 · $8,076/yr

Listing history 21 events

1. 2026-06-16
   status $59,900 Pending 593 DOM
2. 2026-06-16
   days on market $59,900 Active 593 DOM
3. 2026-06-15
   days on market $59,900 Active 592 DOM
4. 2026-06-14
   days on market $59,900 Active 590 DOM
5. 2026-06-13
   days on market $59,900 Active 589 DOM
6. 2026-06-10
   days on market $59,900 Active 587 DOM
7. 2026-06-09
   days on market $59,900 Active 586 DOM
8. 2026-06-08
   days on market $59,900 Active 585 DOM
9. 2026-06-07
   days on market $59,900 Active 584 DOM
10. 2026-06-05
    days on market $59,900 Active 581 DOM
11. 2026-06-03
    days on market $59,900 Active 580 DOM
12. 2026-06-02
    days on market $59,900 Active 579 DOM
13. 2026-06-01
    days on market $59,900 Active 578 DOM
14. 2026-05-31
    days on market $59,900 Active 577 DOM
15. 2026-05-30
    days on market $59,900 Active 576 DOM
16. 2024-11-23
    price $59,900 698-char remark

    Show marketing remark (698 chars)

    Welcome to 875 W. Grand River Ave. #35, a delightful 2-bedroom, 2-bathroom home that offers both comfort and convenience. The spacious living room provides an inviting space for relaxation and entertainment, while the primary bedroom features an attached bathroom for added privacy. Enjoy the convenience of a dedicated laundry room, making everyday tasks a breeze. This lovely home is situated in a welcoming community that includes a playground for outdoor fun and a cozy fire pit, perfect for gatherings and entertaining. Home is located in a park and the purchase transaction is subject to the park's approval of the buyer. MCM 855-377-7368. Seller is a licensed agent in the state of Michigan.

17. 2024-11-22
    price $59,900 698-char remark

    Show marketing remark (698 chars)

    Welcome to 875 W. Grand River Ave. #35, a delightful 2-bedroom, 2-bathroom home that offers both comfort and convenience. The spacious living room provides an inviting space for relaxation and entertainment, while the primary bedroom features an attached bathroom for added privacy. Enjoy the convenience of a dedicated laundry room, making everyday tasks a breeze. This lovely home is situated in a welcoming community that includes a playground for outdoor fun and a cozy fire pit, perfect for gatherings and entertaining. Home is located in a park and the purchase transaction is subject to the park's approval of the buyer. MCM 855-377-7368. Seller is a licensed agent in the state of Michigan.

18. 2024-11-22
    price $59,900

    Show marketing remark (698 chars)

    Welcome to 875 W. Grand River Ave. #35, a delightful 2-bedroom, 2-bathroom home that offers both comfort and convenience. The spacious living room provides an inviting space for relaxation and entertainment, while the primary bedroom features an attached bathroom for added privacy. Enjoy the convenience of a dedicated laundry room, making everyday tasks a breeze. This lovely home is situated in a welcoming community that includes a playground for outdoor fun and a cozy fire pit, perfect for gatherings and entertaining. Home is located in a park and the purchase transaction is subject to the park's approval of the buyer. MCM 855-377-7368. Seller is a licensed agent in the state of Michigan.

19. 2024-10-31
    listed $69,900 Active 698-char remark

    Show marketing remark (698 chars)

    Welcome to 875 W. Grand River Ave. #35, a delightful 2-bedroom, 2-bathroom home that offers both comfort and convenience. The spacious living room provides an inviting space for relaxation and entertainment, while the primary bedroom features an attached bathroom for added privacy. Enjoy the convenience of a dedicated laundry room, making everyday tasks a breeze. This lovely home is situated in a welcoming community that includes a playground for outdoor fun and a cozy fire pit, perfect for gatherings and entertaining. Home is located in a park and the purchase transaction is subject to the park's approval of the buyer. MCM 855-377-7368. Seller is a licensed agent in the state of Michigan.

20. 2024-10-31
    listed $69,900 Active 698-char remark

    Show marketing remark (698 chars)

    Welcome to 875 W. Grand River Ave. #35, a delightful 2-bedroom, 2-bathroom home that offers both comfort and convenience. The spacious living room provides an inviting space for relaxation and entertainment, while the primary bedroom features an attached bathroom for added privacy. Enjoy the convenience of a dedicated laundry room, making everyday tasks a breeze. This lovely home is situated in a welcoming community that includes a playground for outdoor fun and a cozy fire pit, perfect for gatherings and entertaining. Home is located in a park and the purchase transaction is subject to the park's approval of the buyer. MCM 855-377-7368. Seller is a licensed agent in the state of Michigan.

21. 2024-10-31
    listed $69,900 Active

    Show marketing remark (698 chars)

    Welcome to 875 W. Grand River Ave. #35, a delightful 2-bedroom, 2-bathroom home that offers both comfort and convenience. The spacious living room provides an inviting space for relaxation and entertainment, while the primary bedroom features an attached bathroom for added privacy. Enjoy the convenience of a dedicated laundry room, making everyday tasks a breeze. This lovely home is situated in a welcoming community that includes a playground for outdoor fun and a cozy fire pit, perfect for gatherings and entertaining. Home is located in a park and the purchase transaction is subject to the park's approval of the buyer. MCM 855-377-7368. Seller is a licensed agent in the state of Michigan.

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

Taxation est. · year 1

• Rental income: $25,945
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$8,076
• − Depreciation: −$1,743
• Taxable income: $7,422
• Est. tax owed @ 24.0%: −$1,781
• After-tax cash flow: $5,672/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and well-maintained exterior. It is ready for a new owner and would benefit from a fresh coat of paint on the exterior trim and cleaning of the gutters.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Williamston Community Schools
• NCES district ID: 2636420
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $79,113
• Composite: 50.08/100
• National rank: #1909
• State rank: #55 of 540 in MI

Livability — Williamston

• Score: 86/100
• State rank: #19
• US rank: #359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamston, MI
• City population: 11,294
• Population (ZIP): 11,294

Population outlook (Ingham County) Hauer SSP2

• Today (2025): 300,362 people
• By 2030: 307,808 · +2.5%
• By 2040: 320,492 · +6.7%
• By 2050: 333,223 · +10.9%
• By 2075: 373,693 · +24.4%
• By 2100: 392,021 · +30.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 7% Romanian 6% Lithuanian 5%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Ingham

• 2024 margin: Strong D (+29.7) · D 63.9% · R 34.2% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: 33.3pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+32.2 2016: D+27.6 2012: D+27.9 2008: D+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.37%
• Current HPI: 202.0808
• 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

-14.3% since first listed

6 events — show timeline

• 2024-11-23 Price Changed $59,900 MiRealSource-MiMLS
• 2024-11-22 Price Changed $59,900 REALCOMP
• 2024-11-22 Price Changed $59,900 SW Michigan MLS
• 2024-10-31 Listed $69,900 SW Michigan MLS
• 2024-10-31 Listed $69,900 MiRealSource-MiMLS
• 2024-10-31 Listed $69,900 REALCOMP