715 S 9th St · St. Clair, MI 48079

$127,000

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 3 Days on market

5,227 sqft lot Est $223k · 43% under

---

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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1400 sq ft. farmhouse-style home situated on a spacious lot with endless potential! Featuring 2 bedrooms with a possible 3rd bedroom option, this property offers flexible living space to fit your needs. Major updates include a newer roof in 2018. Inside, you'll find a cozy layout ready for your personal touches and vision. With a little TLC, this home could truly shine. Conveniently located and offering plenty of yard space for outdoor enjoyment, gardening, or future expansion opportunities. Great opportunity for investors, first-time buyers, or anyone looking to build sweat equity!

Key facts

• Newer roof
• Spacious lot
• Yard space

Tags

• NEWER ROOF
• SPACIOUS LOT
• FLEXIBLE LIVING SPACE
• YARD SPACE

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories
• Construction: Aluminum siding; Wood siding
• Exterior features: Public maintained road; Shed(s) on the property; Lot dimensions approximately 60 x 90

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Gravity heating; Natural gas heating; No cooling
• Interior features: Has basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Cap rate 8.4% vs local median 1.9% in St. Clair — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East China School District (suburban): math 32% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $127,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.12% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $222,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 S 9th St	0.00mi	2/2.0	1,400 (0%)	0mo	$127,000	$91	100
402 S 5th St	0.24mi	3/1.0 (+1)	1,354 (-3%)	3mo	$95,000	$70	72
1007 Henry St	0.34mi	3/2.0 (+1)	1,470 (+5%)	3mo	$196,000	$133	68
814 S 7th St	0.09mi	3/2.0 (+1)	1,585 (+13%)	5mo	$235,000	$148	65
841 S 12th St	0.20mi	3/1.5 (+1)	1,570 (+12%)	2mo	$250,000	$159	62
517 Cedar St	0.14mi	3/1.0 (+1)	1,548 (+11%)	8mo	$175,200	$113	60
310 S 6th St	0.26mi	3/2.5 (+1)	1,550 (+11%)	4mo	$370,000	$239	60
718 N Ninth St	0.68mi	2/1.5	1,468 (+5%)	1mo	$248,000	$169	58
606 N Sixth St	0.62mi	3/2.0 (+1)	1,517 (+8%)	2mo	$220,000	$145	51
231 S Carney Dr	0.65mi	3/2.0 (+1)	1,526 (+9%)	2mo	$369,899	$242	48
1760 Ash St	0.66mi	3/2.0 (+1)	1,581 (+13%)	0mo	$400,000	$253	42
1485 S Riverside Ave	0.70mi	3/1.0 (+1)	1,249 (-11%)	9mo	$219,000	$175	33

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,369
• Equity at exit: $18,936

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $12,857
• Equity at exit: $10,981

Cash invested: $35,560 (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 48079

• Active inventory: 93
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$186 /mo · $2,229/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $223

Break-even live

Break-even rent $1,145

Max offer price $127,000

Occupancy floor 79%

Sensitivity live

Price	-10% $294	-5% $258	+0% $223	+5% $187	+10% $151
Rent	-10% $110	-5% $166	+0% $223	+5% $279	+10% $335
Rate	-1.0pp $286	-0.5pp $255	base $223	+0.5pp $190	+1.0pp $156

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Hathaway St East China, MI	2.0	1.0	875	$1,800	$2.06	44d	1	0.95mi
2700 Cox Rd St Clair, MI	3.0	2.0	1152	$1,099	$0.95	0d	1	1.09mi

Listing history 2 events

1. 2026-05-25
   listed $127,000 Active

   Show marketing remark (598 chars)

   Charming 1400 sq ft. farmhouse-style home situated on a spacious lot with endless potential! Featuring 2 bedrooms with a possible 3rd bedroom option, this property offers flexible living space to fit your needs. Major updates include a newer roof in 2018. Inside, you'll find a cozy layout ready for your personal touches and vision. With a little TLC, this home could truly shine. Conveniently located and offering plenty of yard space for outdoor enjoyment, gardening, or future expansion opportunities. Great opportunity for investors, first-time buyers, or anyone looking to build sweat equity!

2. 2026-05-25
   listed $127,000 Active 598-char remark

   Show marketing remark (598 chars)

   Charming 1400 sq ft. farmhouse-style home situated on a spacious lot with endless potential! Featuring 2 bedrooms with a possible 3rd bedroom option, this property offers flexible living space to fit your needs. Major updates include a newer roof in 2018. Inside, you'll find a cozy layout ready for your personal touches and vision. With a little TLC, this home could truly shine. Conveniently located and offering plenty of yard space for outdoor enjoyment, gardening, or future expansion opportunities. Great opportunity for investors, first-time buyers, or anyone looking to build sweat equity!

ⓘ 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: $2,229 · $186/mo
• Projected year-2 tax: $2,229 · $186/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $17,122
• − Mortgage interest: −$7,114
• − Property taxes: −$2,229
• − Insurance: −$635
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,695
• Taxable income: $710
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,500/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: East China School District
• NCES district ID: 2612420
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $56,455
• Composite: 34.23/100
• National rank: #5260
• State rank: #208 of 540 in MI

Livability — St. Clair

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

Census & demographics

• Census place: St. Clair, MI
• Population (ZIP): 12,683

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Lithuanian 7% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.23%
• Current HPI: 195.2392
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-25 Listed $127,000 REALCOMP
• 2026-05-25 Listed $127,000 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2025): $2,229 · +2.9% YoY. Source: county tax records.