8401 Clinton Rd · Parma, MI 49201

$99,995

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 87 Days on market

Built 1983 2.60 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

Key facts

• Heated barn
• New well and pump
• New roof

Tags

• HEATED BARN
• NEW WELL AND PUMP
• SEPTIC AND DRAIN FIELD
• NEW ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Residential property; Built in 1983; Other architectural style; Rubber roof
• Construction: Aluminum and vinyl siding
• Exterior features: 2.6-acre lot; Well water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Basement (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $100k implies a 139% gain — meaningful room to come down on a strong offer.

Recommended offer $93,995 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.3

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $7,417
• Equity at exit: $14,910

10-year hold

• IRR: 19.6%
• Equity multiple: 3.01×
• Total profit: $56,356
• Equity at exit: $8,646

Cash invested: $27,999 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $277

Break-even live

Break-even rent $783

Max offer price $99,995

Occupancy floor 71%

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $99,995 Active 87 DOM
2. 2026-06-18
   days on market $99,995 Active 86 DOM
3. 2026-06-17
   days on market $99,995 Active 85 DOM
4. 2026-06-16
   days on market $99,995 Active 84 DOM
5. 2026-06-15
   days on market $99,995 Active 83 DOM
6. 2026-06-14
   days on market $99,995 Active 81 DOM
7. 2026-06-13
   days on market $99,995 Active 80 DOM
8. 2026-06-10
   days on market $99,995 Active 78 DOM
9. 2026-06-09
   days on market $99,995 Active 77 DOM
10. 2026-06-08
    days on market $99,995 Active 76 DOM
11. 2026-06-07
    days on market $99,995 Active 75 DOM
12. 2026-06-05
    days on market $99,995 Active 72 DOM
13. 2026-06-03
    days on market $99,995 Active 71 DOM
14. 2026-06-02
    days on market $99,995 Active 70 DOM
15. 2026-06-01
    days on market $99,995 Active 69 DOM
16. 2026-05-31
    days on market $99,995 Active 68 DOM
17. 2026-05-30
    days on market $99,995 Active 67 DOM
18. 2026-05-13
    price $99,995 426-char remark

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

19. 2026-05-13
    price $99,995 426-char remark

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

20. 2026-05-13
    price $99,995

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

21. 2026-04-16
    price $110,000 426-char remark

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

22. 2026-04-15
    price $110,000 426-char remark

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

23. 2026-04-15
    price $110,000

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

24. 2026-03-24
    listed $120,000 Active 426-char remark

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

25. 2026-03-24
    listed $120,000 Active 426-char remark

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

26. 2026-03-24
    listed $120,000 Active

    Show marketing remark (426 chars)

    Northwest Schools! This two bedroom, two bath home is perfect for making your own with a little TLC or using as a temporary home while you build. The 30'x32' heated barn is great for working on stuff or just hanging out. A quick commute to Jackson and easy access to 127 makes this a great location for local work or commuting. This home had a new well and pump in 2021, septic and drain field in 2018, and a new roof in 2016.

27. 2014-04-14
    historical
28. 2014-04-14
    historical
29. 2014-02-17
    listed $54,900
30. 2014-02-17
    listed $54,900
31. 2006-06-12
    soldstatus $41,900
32. 2006-06-12
    soldstatus $41,900
33. 2006-06-12
    soldstatus $41,900
34. 2006-05-25
    listed $44,900
35. 2006-05-25
    listed $44,900
36. 2006-05-25
    listed $44,900
37. 2006-04-20
    historical

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$455/yr (+$38/mo · 72.1%)

ⓘ 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: $13,607
• − Mortgage interest: −$5,601
• − Property taxes: −$631
• − Insurance: −$500
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,909
• Taxable income: $1,789
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,897/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

+122.7% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $99,995 MiRealSource-MiMLS
• 2026-05-13 Price Changed $99,995 REALCOMP
• 2026-05-13 Price Changed $99,995 SW Michigan MLS
• 2026-04-16 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $110,000 REALCOMP
• 2026-04-15 Price Changed $110,000 SW Michigan MLS
• 2026-03-24 Listed $120,000 SW Michigan MLS
• 2026-03-24 Listed $120,000 REALCOMP
• 2026-03-24 Listed $120,000 MiRealSource-MiMLS
• 2014-04-14 Listing Removed — REALCOMP
• 2014-04-14 Listing Removed — MiRealSource-MiMLS
• 2014-02-17 Listed $54,900 REALCOMP
• 2014-02-17 Listed $54,900 MiRealSource-MiMLS
• 2006-06-12 Sold (MLS) $41,900 MiRealSource-MiMLS
• 2006-06-12 Sold (MLS) $41,900 REALCOMP
• 2006-06-12 Sold (MLS) $41,900 SW Michigan MLS
• 2006-05-25 Listed $44,900 MiRealSource-MiMLS
• 2006-05-25 Listed $44,900 REALCOMP
• 2006-05-25 Listed $44,900 SW Michigan MLS
• 2006-04-20 Listing Removed — MiRealSource-MiMLS

Property tax history

-1.9%/yr

Latest (2025): $631 · +2.7% YoY. Source: county tax records.