218 W Porter St · Albion, MI 49224

$80,000

4 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 34 Days on market

Built 1864 7,928 sqft lot

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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
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special with Strong Upside Potential! Located at 218 W Porter St, this property is a fantastic opportunity for flippers, investors, or savvy buyers looking for their next project. With solid bones and some minor cosmetic updates needed, this home offers the perfect value-add opportunity without a major rehab. With strong earning potential this property is aggressively priced at just $85,000 for a quick sale. Whether you're looking to renovate and resell, add to your rental portfolio, or build equity fast, this deal has strong potential returns. Property is being sold as-is. Buyer to verify all measurements and information. Opportunities like this at this price point do not last long -- schedule your showing today!

Key facts

• 7,928 sq ft lot
• Garage
• Built 1864

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water
• Home design: Traditional style single-family residence; Built in 1864
• Construction: Wood siding; Wood roof
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Kitchen: Built-in electric oven; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Insulated windows; Full basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 8.6% in Albion — 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 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, schools F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1864 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1864 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.90% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.11%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $228,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Washington St	0.19mi	3/1.5 (-1)	2,433 (+1%)	5mo	$230,000	$95	78
218 E Walnut St	0.39mi	4/2.0	2,248 (-6%)	14mo	$130,000	$58	60
208 E Oak St	0.39mi	5/2.0 (+1)	2,150 (-10%)	6mo	$207,000	$96	54
913 S Superior St	0.41mi	3/2.0 (-1)	2,496 (+4%)	20mo	$178,000	$71	53
505 Crandall St	0.57mi	4/2.0	2,134 (-11%)	11mo	$149,900	$70	46
611 Irwin Ave	0.57mi	4/3.5	2,345 (-2%)	22mo	$235,000	$100	45
304 E Michigan Ave	0.36mi	4/3.0	2,130 (-11%)	23mo	$250,000	$117	41
514 Linden Ave	0.56mi	4/2.5	2,705 (+13%)	14mo	$303,000	$112	40
618 N Ann St	0.45mi	3/1.5 (-1)	2,686 (+12%)	18mo	$87,500	$33	37
713 N Clinton St	0.46mi	4/2.0	2,736 (+14%)	23mo	$58,000	$21	36
307 Arthur St	0.59mi	4/2.0	2,112 (-12%)	20mo	$40,000	$19	35
925 W Erie St	0.66mi	4/3.0	2,759 (+15%)	18mo	$280,000	$101	25

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: 34.2%
• Equity multiple: 2.44×
• Total profit: $32,326
• Equity at exit: $11,928

10-year hold

• IRR: 41.0%
• Equity multiple: 4.86×
• Total profit: $86,421
• Equity at exit: $6,917

Cash invested: $22,400 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $711

Break-even live

Break-even rent $618

Max offer price $80,000

Occupancy floor 48%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $80,000 Active 34 DOM
2. 2026-06-18
   days on market $80,000 Active 33 DOM
3. 2026-06-17
   days on market $80,000 Active 32 DOM
4. 2026-06-16
   days on market $80,000 Active 31 DOM
5. 2026-06-15
   days on market $80,000 Active 30 DOM
6. 2026-06-14
   days on market $80,000 Active 28 DOM
7. 2026-06-13
   days on market $80,000 Active 27 DOM
8. 2026-06-10
   days on market $80,000 Active 25 DOM
9. 2026-06-09
   days on market $80,000 Active 24 DOM
10. 2026-06-08
    days on market $80,000 Active 23 DOM
11. 2026-06-07
    days on market $80,000 Active 22 DOM
12. 2026-06-05
    pricedays on market $80,000 Active 19 DOM
13. 2026-06-03
    days on market $85,000 Active 18 DOM
14. 2026-06-02
    days on market $85,000 Active 17 DOM
15. 2026-06-01
    days on market $85,000 Active 16 DOM
16. 2026-05-31
    days on market $85,000 Active 15 DOM
17. 2026-05-30
    days on market $85,000 Active 14 DOM
18. 2026-05-14
    listed $85,000 Active

    Show marketing remark (732 chars)

    Investor Special with Strong Upside Potential! Located at 218 W Porter St, this property is a fantastic opportunity for flippers, investors, or savvy buyers looking for their next project. With solid bones and some minor cosmetic updates needed, this home offers the perfect value-add opportunity without a major rehab. With strong earning potential this property is aggressively priced at just $85,000 for a quick sale. Whether you're looking to renovate and resell, add to your rental portfolio, or build equity fast, this deal has strong potential returns. Property is being sold as-is. Buyer to verify all measurements and information. Opportunities like this at this price point do not last long -- schedule your showing today!

19. 2026-05-14
    listed $85,000 Active 732-char remark

    Show marketing remark (732 chars)

    Investor Special with Strong Upside Potential! Located at 218 W Porter St, this property is a fantastic opportunity for flippers, investors, or savvy buyers looking for their next project. With solid bones and some minor cosmetic updates needed, this home offers the perfect value-add opportunity without a major rehab. With strong earning potential this property is aggressively priced at just $85,000 for a quick sale. Whether you're looking to renovate and resell, add to your rental portfolio, or build equity fast, this deal has strong potential returns. Property is being sold as-is. Buyer to verify all measurements and information. Opportunities like this at this price point do not last long -- schedule your showing today!

20. 2026-05-14
    listed $85,000 Active 732-char remark

    Show marketing remark (732 chars)

    Investor Special with Strong Upside Potential! Located at 218 W Porter St, this property is a fantastic opportunity for flippers, investors, or savvy buyers looking for their next project. With solid bones and some minor cosmetic updates needed, this home offers the perfect value-add opportunity without a major rehab. With strong earning potential this property is aggressively priced at just $85,000 for a quick sale. Whether you're looking to renovate and resell, add to your rental portfolio, or build equity fast, this deal has strong potential returns. Property is being sold as-is. Buyer to verify all measurements and information. Opportunities like this at this price point do not last long -- schedule your showing today!

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$402/yr (+$34/mo · 93.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,226
• − Mortgage interest: −$4,481
• − Property taxes: −$428
• − Insurance: −$400
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$2,327
• Taxable income: $7,673
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $6,695/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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

3 events — show timeline

• 2026-05-14 Listed $85,000 REALCOMP
• 2026-05-14 Listed $85,000 MiRealSource-MiMLS
• 2026-05-14 Listed $85,000 SW Michigan MLS

Property tax history

-3.8%/yr

Latest (2025): $428 · -50.5% YoY. Source: county tax records.