1200 Love St · Midland, MI 48642

$139,900

3 bd · 2.0 ba · 1,060 sqft · SingleFamily public records · 15 Days on market

Built 1956 8,712 sqft lot Est $164k · 15% under

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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 +23.8/30.0
• ARV discount +14.2/15.0
• DSCR +7.7/10.0
• 1% rule +6.6/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom, 1.5 bath home located in a desirable Midland neighborhood! This property features newer kitchen cabinets and a fully fenced-in backyard, offering great potential both inside and out. With a little TLC, this home could truly shine. Perfect opportunity for first-time home buyers willing to put in some work, or investors looking for their next project. Don’t miss the chance to make this home your own!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1956

Tags

• NEWER KITCHEN CABINETS
• FULLY FENCED-IN BACKYARD

Property features AI

Finance

• Other: Above-grade finished area approximately 1,060 square feet; Below-grade finished area approximately 500 (finished basement)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage (approximately 1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Lot dimensions approximately 70 x 140; Lot size about 0.2 acre; No pool

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Wood-burning fireplace; Basement with block foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.4% in Midland — 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 85/100 on livability (#28 in MI, #578 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Midland Public Schools (urban): math 49% / reading 64% proficiency, ranked #62 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 320 units permitted in Midland County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Midland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. Schools are A-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?
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: 1.16% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $164,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Washington St	0.23mi	3/1.0	1,016 (-4%)	8mo	$143,000	$141	72
1109 Corrinne St	0.16mi	3/1.0	1,008 (-5%)	11mo	$169,900	$169	71
3614 Washington St	0.32mi	3/1.0	978 (-8%)	1mo	$175,000	$179	68
9 Dan Ct	0.27mi	3/1.0	1,100 (+4%)	18mo	$150,000	$136	62
1613 E Sugnet Rd	0.35mi	3/1.0	1,092 (+3%)	17mo	$160,000	$147	60
3619 Concord St	0.38mi	3/1.0	1,178 (+11%)	2mo	$190,000	$161	58
2212 Virginia St	0.64mi	3/1.0	1,124 (+6%)	2mo	$188,500	$168	54
310 E Sugnet Rd	0.69mi	2/1.0 (-1)	1,016 (-4%)	6mo	$157,900	$155	47
2315 Carolina St	0.56mi	4/1.0 (+1)	1,080 (+2%)	21mo	$127,000	$118	44
1309 Maryland St	0.73mi	3/1.0	1,064 (+0%)	22mo	$148,000	$139	43
1613 Wyllys St	0.29mi	2/1.0 (-1)	954 (-10%)	22mo	$105,000	$110	42
301 Princeton Ct	0.72mi	2/1.0 (-1)	908 (-14%)	2mo	$168,000	$185	32

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-9,387
• Equity at exit: $20,860

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-961
• Equity at exit: $12,096

Cash invested: $39,172 (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 48642

• Home prices YoY: -31.4%
• Rents YoY: 0.6%
• Active inventory: 98
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $268

Break-even live

Break-even rent $1,284

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $347	-5% $307	+0% $268	+5% $228	+10% $189
Rent	-10% $140	-5% $204	+0% $268	+5% $332	+10% $396
Rate	-1.0pp $338	-0.5pp $303	base $268	+0.5pp $232	+1.0pp $195

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 Eastlawn Dr Midland, MI	1.0–2.0	1.0	690	$880	$1.28	45d	1	0.79mi

Listing history 11 events

1. 2026-06-15
   statusdays on market $139,900 Pending 15 DOM
2. 2026-06-14
   days on market $139,900 Active 14 DOM
3. 2026-06-13
   days on market $139,900 Active 13 DOM
4. 2026-06-10
   days on market $139,900 Active 11 DOM
5. 2026-06-09
   days on market $139,900 Active 10 DOM
6. 2026-06-08
   days on market $139,900 Active 9 DOM
7. 2026-06-07
   days on market $139,900 Active 8 DOM
8. 2026-06-02
   days on market $139,900 Active 3 DOM
9. 2026-06-01
   days on market $139,900 Active 2 DOM
10. 2026-05-30
    remarks 428-char remark

    Show marketing remark (434 chars)

    Welcome to this 3 bedroom, 1.5 bath home located in a desirable Midland neighborhood! This property features newer kitchen cabinets and a fully fenced-in backyard, offering great potential both inside and out. With a little TLC, this home could truly shine. Perfect opportunity for first-time home buyers willing to put in some work, or investors looking for their next project. Don’t miss the chance to make this home your own!

11. 2026-05-30
    listed $139,900 Active 1 DOM

    Show marketing remark (434 chars)

    Welcome to this 3 bedroom, 1.5 bath home located in a desirable Midland neighborhood! This property features newer kitchen cabinets and a fully fenced-in backyard, offering great potential both inside and out. With a little TLC, this home could truly shine. Perfect opportunity for first-time home buyers willing to put in some work, or investors looking for their next project. Don’t miss the chance to make this home your own!

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,476
• − Mortgage interest: −$7,837
• − Property taxes: −$2,669
• − Insurance: −$700
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,070
• Taxable income: $1,085
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,953/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: Midland Public Schools
• NCES district ID: 2623820
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $55,844
• Composite: 48.67/100
• National rank: #2105
• State rank: #62 of 540 in MI

Livability — Midland

• Score: 85/100
• State rank: #28
• US rank: #578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midland, MI
• County: Midland County · 66,531 people
• City population: 66,531
• Metro: Midland, MI
• Population (ZIP): 34,039
• Household income: $77,847
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 935.0

Population outlook (Midland County) Hauer SSP2

• Today (2025): 83,968 people
• By 2030: 83,368 · -0.7%
• By 2040: 80,713 · -3.9%
• By 2050: 76,698 · -8.7%
• By 2075: 67,617 · -19.5%
• By 2100: 57,529 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Asian 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 3%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 1%

Political lean MEDSL · Midland

• 2024 margin: R (+15.2) · D 41.6% · R 56.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -3.6pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+14.6 2016: R+19.4 2012: R+15.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.89%
• Current HPI: 192.0812
• Rent YoY: ▲ 0.60%
• Metro: Midland, MI
• 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

+21.7% since first listed

6 events — show timeline

• 2026-05-30 Listed $139,900 REALCOMP
• 2026-05-30 Listed $139,900 MiRealSource-MiMLS
• 2005-12-01 Listing Removed — MiRealSource-MiMLS
• 2005-12-01 Listing Removed — REALCOMP
• 2005-07-29 Listed $115,000 MiRealSource-MiMLS
• 2005-07-29 Listed $115,000 REALCOMP

Property tax history

+0.9%/yr

Latest (2024): $2,669 · +4.9% YoY. Source: county tax records.