7868 Dixon Rd · Parma, MI 49201

$75,000

4 bd · 2.0 ba · 1,198 sqft · SingleFamily · 4 Days on market

Built 1981 2.00 ac 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
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on approximately 2 acres at the end of a long private driveway, this property offers a peaceful country setting with plenty of room to enjoy nature, privacy, and open space. The existing home is currently occupied and provides immediate usability while you make plans for the future. Whether you're looking for an affordable rural property, a place to put down roots, or a site for a future build, this property has a variety of possibilities. The spacious lot provides ample room for gardens, recreation, hobbies, or expansion, all while enjoying the tranquility of a secluded setting. The combination of usable acreage, a beautiful setting, and an existing home and garage creates an opportunity for a wide range of future plans. Whether updating what's here or envisioning something new, this property offers the space and setting to make it your own.

Key facts

• Private driveway
• Spacious lot
• Usable acreage

Tags

• PRIVATE DRIVEWAY
• PEACEFUL COUNTRY SETTING
• USABLE ACREAGE
• SPACIOUS LOT
• SECLUDED SETTING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Home design: Ranch-style single-family residence; Built in 1981
• Construction: Aluminum siding
• Exterior features: Well water; 2.0-acre lot; Private drive access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 66/100 on livability (#413 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime D.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.
• Current owner paid $33k; list at $75k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $75,000

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. 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?
3. Crime grade is D 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?
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: 2.04% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.71%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 3.02×
• Total profit: $42,441
• Equity at exit: $11,183

10-year hold

• IRR: 51.9%
• Equity multiple: 7.37×
• Total profit: $133,711
• Equity at exit: $6,485

Cash invested: $21,000 (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 49201

• Rents YoY: 10.3%
• Active inventory: 362
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $730

Break-even live

Break-even rent $610

Max offer price $75,000

Occupancy floor 47%

Sensitivity live

Price	-10% $772	-5% $751	+0% $730	+5% $709	+10% $687
Rent	-10% $609	-5% $669	+0% $730	+5% $791	+10% $851
Rate	-1.0pp $768	-0.5pp $749	base $730	+0.5pp $710	+1.0pp $691

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-07
   statusdays on market $75,000 Pending 4 DOM
2. 2026-06-05
   days on market $75,000 Active 3 DOM
3. 2026-06-03
   days on market $75,000 Active 2 DOM
4. 2026-06-01
   remarks 699-char remark

   Show marketing remark (862 chars)

   Nestled on approximately 2 acres at the end of a long private driveway, this property offers a peaceful country setting with plenty of room to enjoy nature, privacy, and open space. The existing home is currently occupied and provides immediate usability while you make plans for the future. Whether you're looking for an affordable rural property, a place to put down roots, or a site for a future build, this property has a variety of possibilities. The spacious lot provides ample room for gardens, recreation, hobbies, or expansion, all while enjoying the tranquility of a secluded setting. The combination of usable acreage, a beautiful setting, and an existing home and garage creates an opportunity for a wide range of future plans. Whether updating what's here or envisioning something new, this property offers the space and setting to make it your own.

5. 2026-06-01
   listed $75,000 Active 1 DOM

   Show marketing remark (862 chars)

   Nestled on approximately 2 acres at the end of a long private driveway, this property offers a peaceful country setting with plenty of room to enjoy nature, privacy, and open space. The existing home is currently occupied and provides immediate usability while you make plans for the future. Whether you're looking for an affordable rural property, a place to put down roots, or a site for a future build, this property has a variety of possibilities. The spacious lot provides ample room for gardens, recreation, hobbies, or expansion, all while enjoying the tranquility of a secluded setting. The combination of usable acreage, a beautiful setting, and an existing home and garage creates an opportunity for a wide range of future plans. Whether updating what's here or envisioning something new, this property offers the space and setting to make it 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: $685 · $57/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$235/yr (+$20/mo · 34.3%)

ⓘ 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 ≥97°F today · 15 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: $18,404
• − Mortgage interest: −$4,201
• − Property taxes: −$685
• − Insurance: −$375
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$2,182
• Taxable income: $8,016
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $6,835/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: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 of 540 in MI

Livability — Parma

• Score: 66/100
• State rank: #413
• US rank: #11343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 85,581 people
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• Metro: Jackson, 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

+100.5% since first listed

10 events — show timeline

• 2026-06-01 Listed $75,000 REALCOMP
• 2026-06-01 Listed $75,000 MiRealSource-MiMLS
• 2026-06-01 Listed $75,000 SW Michigan MLS
• 2007-01-26 Sold (MLS) $33,400 MiRealSource-MiMLS
• 2007-01-26 Sold (MLS) $33,400 REALCOMP
• 2007-01-26 Sold (MLS) $33,400 SW Michigan MLS
• 2007-01-18 Listing Removed — MiRealSource-MiMLS
• 2006-05-24 Listed $37,400 MiRealSource-MiMLS
• 2006-05-24 Listed $37,400 REALCOMP
• 2006-05-24 Listed $37,400 SW Michigan MLS

Property tax history

-1.7%/yr

Latest (2025): $685 · +2.7% YoY. Source: county tax records.