4369 Avenue St E · Stony Point, MI 48166

$69,900

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 5 Days on market

Built 1930 7,405 sqft lot $8/mo HOA · 1% of rent

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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 +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity with great potential! This 2 possible 3 bedroom, 1 bath home offers a flexible floor plan with an additional room that could be used as a third bedroom, office, or bonus space. Features include a breezeway that doubles as a laundry room and an attached 1 car garage for added convenience. Situated on a nice lot, this property is ready for a complete renovation and is being sold as-is. Bring your vision and ideas to restore this home to its full potential. Enjoy nearby nature walks and a sandy beach while still being conveniently close to shopping, restaurants, and expressways for an easy commute.

Key facts

• Breezeway
• Attached garage
• Laundry room

Tags

• BREEZEWAY
• LAUNDRY ROOM
• ATTACHED GARAGE
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• HOA & community: Homeowners association with $100 annual fee

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding
• Exterior features: Lot approximately 65 x 80 (0.17 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Living room fireplace; Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.3% vs local median 2.1% in Stony Point — 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 (#321 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, schools D-, amenities F.
• Jefferson Schools (Monroe) (rural): math 19% / reading 38% proficiency, ranked #358 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.83% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.83%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $161,044
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4162 9th St	0.23mi	2/1.0	972 (-2%)	11mo	$165,000	$170	77
4537 Dewey Rd	0.44mi	3/1.0 (+1)	1,000 (+1%)	1mo	$159,000	$159	71
5648 Parkview St	0.12mi	3/1.0 (+1)	1,075 (+9%)	8mo	$160,000	$149	68
4220 E Ave	0.17mi	2/1.0	910 (-8%)	15mo	$80,000	$88	66
4318 Avenue F	0.07mi	3/2.0 (+1)	1,120 (+13%)	1mo	$182,500	$163	65
4393 2nd St	0.34mi	2/1.0	904 (-8%)	12mo	$159,900	$177	60
3515 Lakeshore Dr	0.74mi	2/1.0	1,072 (+8%)	6mo	$339,900	$317	46

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,030
• Equity at exit: $10,422

10-year hold

• IRR: 8.6%
• Equity multiple: 1.67×
• Total profit: $13,049
• Equity at exit: $6,044

Cash invested: $19,572 (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 48166

• Active inventory: 80
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $158

Break-even live

Break-even rent $1,083

Max offer price $69,900

Occupancy floor 83%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 2 events

1. 2026-05-23
   listed $69,900 Active 623-char remark

   Show marketing remark (623 chars)

   Investor opportunity with great potential! This 2 possible 3 bedroom, 1 bath home offers a flexible floor plan with an additional room that could be used as a third bedroom, office, or bonus space. Features include a breezeway that doubles as a laundry room and an attached 1 car garage for added convenience. Situated on a nice lot, this property is ready for a complete renovation and is being sold as-is. Bring your vision and ideas to restore this home to its full potential. Enjoy nearby nature walks and a sandy beach while still being conveniently close to shopping, restaurants, and expressways for an easy commute.

2. 2026-05-23
   listed $69,900 Active

   Show marketing remark (623 chars)

   Investor opportunity with great potential! This 2 possible 3 bedroom, 1 bath home offers a flexible floor plan with an additional room that could be used as a third bedroom, office, or bonus space. Features include a breezeway that doubles as a laundry room and an attached 1 car garage for added convenience. Situated on a nice lot, this property is ready for a complete renovation and is being sold as-is. Bring your vision and ideas to restore this home to its full potential. Enjoy nearby nature walks and a sandy beach while still being conveniently close to shopping, restaurants, and expressways for an easy commute.

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$388/yr (+$32/mo · 129.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,387
• − Mortgage interest: −$3,915
• − Property taxes: −$300
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − HOA: −$96
• − Depreciation: −$2,033
• Taxable income: $1,112
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $1,626/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: Jefferson Schools (Monroe)
• NCES district ID: 2619800
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $60,701
• Composite: 25.91/100
• National rank: #7338
• State rank: #358 of 540 in MI

Livability — Stony Point

• Score: 70/100
• State rank: #321
• US rank: #7923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Point, MI
• Population (ZIP): 13,746

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 9% Romanian 9% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.69%
• Current HPI: 178.1688
• 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

• 2026-05-23 Listed $69,900 REALCOMP
• 2026-05-23 Listed $69,900 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $300 · -78.0% YoY. Source: county tax records.