11497 W Fillmore Rd · Elm Hall, MI 48889

$79,900

3 bd · 1.0 ba · 960 sqft · SingleFamily · 16 Days on market

Built 1975 1.00 ac lot $83/sqft · 54% below area

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Calling all Handymen/Handywomen! This is a great opportunity to make this home your own. This house is a "fixer-upper" with great bones sitting on 1 acre of land that just needs some love in order to make it home for its next owner. Ideal for the investor looking for their next project or for the homeowner that wants to put in a little "sweat equity" to get into a home at a lower price. Property is sold AS-IS.

Key facts

• 1 acre lot
• Built 1975
• Listed 16 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank; Circuit breaker electrical
• Home design: Single-family residence; One level; Ground-level entry; Aluminum siding
• Construction: Asphalt roof; Full unfinished basement with sump pump
• Exterior features: Covered porch; Gravel road access; 1-acre lot (approx. 208 x 208)

Interior

• Kitchen: Cooktop; Propane cooktop; Range hood; Free-standing refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (propane); Ceiling fan(s); No central cooling
• Interior features: Unfurnished; Accessible entrance with ramp
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ithaca Public Schools (rural): math 31% / reading 48% proficiency, ranked #221 of 540 in MI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 47 units permitted in Gratiot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gratiot County population projected at -14% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $173,946
• List price: $79,900
• Delta: -54.07%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $6,631
• Equity at exit: $11,913

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $30,924
• Equity at exit: $6,908

Cash invested: $22,372 (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 48889

• Home prices YoY: -28.8%
• Active inventory: 3
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $308

Break-even live

Break-even rent $623

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   historical Accepting Backup Offers 433-char remark

   Show marketing remark (433 chars)

   Calling all Handymen/Handywomen! This is a great opportunity to make this home your own. This house is a "fixer-upper" with great bones sitting on 1 acre of land that just needs some love in order to make it home for its next owner. Ideal for the investor looking for their next project or for the homeowner that wants to put in a little "sweat equity" to get into a home at a lower price. Property is sold AS-IS.

2. 2026-05-15
   historical Active Under Contract 434-char remark

   Show marketing remark (433 chars)

   Calling all Handymen/Handywomen! This is a great opportunity to make this home your own. This house is a "fixer-upper" with great bones sitting on 1 acre of land that just needs some love in order to make it home for its next owner. Ideal for the investor looking for their next project or for the homeowner that wants to put in a little "sweat equity" to get into a home at a lower price. Property is sold AS-IS.

3. 2026-04-29
   listed $79,900 Active 433-char remark

   Show marketing remark (433 chars)

   Calling all Handymen/Handywomen! This is a great opportunity to make this home your own. This house is a "fixer-upper" with great bones sitting on 1 acre of land that just needs some love in order to make it home for its next owner. Ideal for the investor looking for their next project or for the homeowner that wants to put in a little "sweat equity" to get into a home at a lower price. Property is sold AS-IS.

4. 2026-04-29
   listed $79,900 Active 434-char remark

   Show marketing remark (433 chars)

   Calling all Handymen/Handywomen! This is a great opportunity to make this home your own. This house is a "fixer-upper" with great bones sitting on 1 acre of land that just needs some love in order to make it home for its next owner. Ideal for the investor looking for their next project or for the homeowner that wants to put in a little "sweat equity" to get into a home at a lower price. Property is sold AS-IS.

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$376/yr (+$31/mo · 78.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°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: $12,150
• − Mortgage interest: −$4,476
• − Property taxes: −$478
• − Insurance: −$400
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,324
• Taxable income: $2,528
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,086/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: Ithaca Public Schools
• NCES district ID: 2619580
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $45,626
• Composite: 33.6/100
• National rank: #5412
• State rank: #221 of 540 in MI

Livability — Elm Hall

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

Census & demographics

• Population (ZIP): 1,496

Population outlook (Gratiot County) Hauer SSP2

• Today (2025): 39,991 people
• By 2030: 38,944 · -2.6%
• By 2040: 36,694 · -8.2%
• By 2050: 34,314 · -14.2%
• By 2075: 27,693 · -30.8%
• By 2100: 20,809 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Romanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Gratiot

• 2024 margin: Solid R (+31.3) · D 33.7% · R 65.0% · Other 1.4%
• 2008→2024 swing: -35.7pp toward R · 2008: 4.4pp · 2024: -31.3pp
• All cycles: 2024: R+31.3 2020: R+28.3 2016: R+25.6 2012: R+3.9 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.55%
• Current HPI: 159.529
• 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

6 events — show timeline

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-05-15 Contingent — REALCOMP
• 2026-04-29 Listed $79,900 REALCOMP
• 2026-04-29 Listed $79,900 MiRealSource-MiMLS