207 N Church St · Hudson, MI 49247

$105,600

3 bd · 1.0 ba · 2,293 sqft · SingleFamily public records · 108 Days on market

Built 1900 0.25 ac lot $46/sqft · 46% below area Est $136k · 22% under ↓ 27% since listing

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Why this score? — see what drove the C 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Victorian two story home with 3 bedrooms and 1 bathroom. Bright and spacious rooms with improvements over the years. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.1% in Hudson — 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 71/100 on livability (#272 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Hudson Area Schools (rural): math 18% / reading 33% proficiency, ranked #416 of 540 in MI (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 active listings in the ZIP; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $730 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lenawee County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,096 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (median comp): $136,012
• List price: $105,600
• Delta: -22.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 S Meridian Rd	0.51mi	3/1.5	2,280 (-1%)	12mo	$192,000	$84	63
102 S Wood St	0.47mi	3/2.5	2,346 (+2%)	9mo	$163,400	$70	61
198 Buchanan St	0.40mi	3/1.0	2,368 (+3%)	19mo	$175,000	$74	60
110 Railroad St	0.04mi	4/1.5 (+1)	2,123 (-7%)	24mo	$171,000	$81	59
424 Oak St	0.52mi	4/1.5 (+1)	2,268 (-1%)	10mo	$110,000	$49	59
209 Oak Street St	0.37mi	4/2.0 (+1)	2,068 (-10%)	8mo	$169,000	$82	51
520 W Main St	0.31mi	3/1.5	1,972 (-14%)	15mo	$169,900	$86	48
415 Grove St	0.45mi	4/2.5 (+1)	2,035 (-11%)	7mo	$180,000	$88	44
104 Oak St	0.34mi	2/1.5 (-1)	2,076 (-10%)	22mo	$172,500	$83	43
344 E Main St	0.62mi	4/2.0 (+1)	2,278 (-1%)	22mo	$174,900	$77	43
420 McClellan St	0.67mi	2/2.5 (-1)	2,004 (-13%)	0mo	$332,500	$166	36
315 State St	0.63mi	3/2.0	2,032 (-11%)	21mo	$210,000	$103	30

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,625
• Equity at exit: $15,745

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,411
• Equity at exit: $9,130

Cash invested: $29,568 (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 49247

• Home prices YoY: -4.0%
• Active inventory: 30
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$554
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $117

Break-even live

Break-even rent $1,001

Max offer price $105,600

Occupancy floor 85%

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: $26,400
• Closing costs: $3,168
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $105,600 Active 108 DOM
2. 2026-06-17
   days on market $105,600 Active 107 DOM
3. 2026-06-16
   days on market $105,600 Active 106 DOM
4. 2026-06-15
   days on market $105,600 Active 105 DOM
5. 2026-06-13
   days on market $105,600 Active 103 DOM
6. 2026-06-12
   days on market $105,600 Active 102 DOM
7. 2026-06-09
   days on market $105,600 Active 99 DOM
8. 2026-06-08
   days on market $105,600 Active 98 DOM
9. 2026-06-07
   days on market $105,600 Active 97 DOM
10. 2026-06-07
    days on market $105,600 Active 96 DOM
11. 2026-06-04
    days on market $105,600 Active 93 DOM
12. 2026-06-02
    days on market $105,600 Active 92 DOM
13. 2026-06-01
    days on market $105,600 Active 91 DOM
14. 2026-05-31
    days on market $105,600 Active 90 DOM
15. 2026-05-31
    days on market $105,600 Active 89 DOM
16. 2026-03-02
    listed $105,600 Active 588-char remark

    Show marketing remark (601 chars)

    Charming Victorian two story home with 3 bedrooms and 1 bathroom. Bright and spacious rooms with improvements over the years. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

17. 2026-03-02
    listed $105,600 Active 601-char remark

    Show marketing remark (601 chars)

    Charming Victorian two story home with 3 bedrooms and 1 bathroom. Bright and spacious rooms with improvements over the years. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

18. 2023-12-20
    soldstatus $139,900
19. 2023-12-18
    soldstatus $139,900 Sold
20. 2023-12-18
    soldstatus $139,900 Closed
21. 2023-11-04
    historical Contingent - Continue To Show
22. 2023-11-04
    historical Keep Showing-Contgcy Appl
23. 2023-10-05
    price $139,900
24. 2023-10-05
    price $139,900
25. 2023-08-30
    listed $145,000 Active
26. 2023-08-30
    listed $145,000 Active

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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 3/10 Moderate 7 d/yr ≥98°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: $13,789
• − Mortgage interest: −$5,915
• − Property taxes: −$2,320
• − Insurance: −$528
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,072
• Taxable loss: −$252
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,461/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: Hudson Area Schools
• NCES district ID: 2618810
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $44,996
• Composite: 21.93/100
• National rank: #8227
• State rank: #416 of 540 in MI

Livability — Hudson

• Score: 71/100
• State rank: #272
• US rank: #6741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, MI
• Population (ZIP): 5,257

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.79%
• Current HPI: 307.255
• 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

-27.2% since first listed

11 events — show timeline

• 2026-03-02 Listed $105,600 REALCOMP
• 2026-03-02 Listed $105,600 MiRealSource-MiMLS
• 2023-12-20 Sold (Public Records) $139,900 Public Records
• 2023-12-18 Sold (MLS) $139,900 MiRealSource-MiMLS
• 2023-12-18 Sold (MLS) $139,900 REALCOMP
• 2023-11-04 Contingent — REALCOMP
• 2023-11-04 Contingent — MiRealSource-MiMLS
• 2023-10-05 Price Changed $139,900 MiRealSource-MiMLS
• 2023-10-05 Price Changed $139,900 REALCOMP
• 2023-08-30 Listed $145,000 MiRealSource-MiMLS
• 2023-08-30 Listed $145,000 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $2,320 · -18.7% YoY. Source: county tax records.