101 S Avenue C · Athens, MI 49011

$170,000

4 bd · 2.0 ba · 1,976 sqft · SingleFamily public records · 30 Days on market

Built 1997 8,364 sqft lot Est $200k · 15% under

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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 +19.8/30.0
• ARV discount +14.2/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a desirable location, 101 S C Ave offers a wonderful opportunity for comfortable living with convenience at your doorstep. This inviting home features a functional, open layout designed for everyday ease, with spacious living areas, 4 bedrooms, 2 bathrooms, recent paint freshening, new furnace/ac, water heater less than 3-years old. Updated bathroom. Ideally situated near local amenities, schools, and parks, this home combines charm, practicality and accessibility. Call Herb & Diane, or your favorite realtor for a tour today for a tour. While all information is deemed reliable, buyer is to verify all information.

Key facts

• Near schools
• New furnace
• Recent paint

Tags

• OPEN LAYOUT
• RECENT PAINT
• NEW FURNACE
• UPDATED BATHROOM
• LOCAL AMENITIES
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (8.2% below list).
• Recommended offer: $156k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#367 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Athens Area Schools (rural): math 23% / reading 46% proficiency, ranked #273 of 540 in MI (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $170k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,000 (8.2% below list)

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. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $199,576
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 S Clark St	0.36mi	4/2.0	1,973 (-0%)	12mo	$285,000	$144	73
136 E South St	0.32mi	4/2.5	2,118 (+7%)	6mo	$200,000	$94	66
113 N Clark St	0.32mi	3/1.0 (-1)	1,885 (-5%)	4mo	$181,000	$96	65
751 Oak St	0.70mi	3/2.0 (-1)	1,866 (-6%)	2mo	$350,000	$188	51
335 W Burr Oak	0.45mi	3/2.0 (-1)	1,906 (-4%)	22mo	$145,200	$76	50
1923 M-66 Hwy	0.74mi	3/2.0 (-1)	2,221 (+12%)	7mo	$225,000	$101	34

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,711
• Equity at exit: $25,348

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,537
• Equity at exit: $14,698

Cash invested: $47,600 (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 49011

• Home prices YoY: -5.3%
• Active inventory: 17
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $203

Break-even live

Break-even rent $1,304

Max offer price $170,000

Occupancy floor 82%

Sensitivity live

Price	-10% $299	-5% $251	+0% $203	+5% $154	+10% $106
Rent	-10% $79	-5% $141	+0% $203	+5% $264	+10% $326
Rate	-1.0pp $288	-0.5pp $246	base $203	+0.5pp $159	+1.0pp $114

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 E Holcomb St Athens, MI	3.0	1.0	1800	$1,560	$0.87	14d	1	0.22mi

Listing history 21 events

1. 2026-04-19
   status Pending 637-char remark

   Show marketing remark (637 chars)

   Nestled in a desirable location, 101 S C Ave offers a wonderful opportunity for comfortable living with convenience at your doorstep. This inviting home features a functional, open layout designed for everyday ease, with spacious living areas, 4 bedrooms, 2 bathrooms, recent paint freshening, new furnace/ac, water heater less than 3-years old. Updated bathroom. Ideally situated near local amenities, schools, and parks, this home combines charm, practicality and accessibility. Call Herb & Diane, or your favorite realtor for a tour today for a tour. While all information is deemed reliable, buyer is to verify all information.

2. 2026-04-19
   status Pending 637-char remark

   Show marketing remark (637 chars)

   Nestled in a desirable location, 101 S C Ave offers a wonderful opportunity for comfortable living with convenience at your doorstep. This inviting home features a functional, open layout designed for everyday ease, with spacious living areas, 4 bedrooms, 2 bathrooms, recent paint freshening, new furnace/ac, water heater less than 3-years old. Updated bathroom. Ideally situated near local amenities, schools, and parks, this home combines charm, practicality and accessibility. Call Herb & Diane, or your favorite realtor for a tour today for a tour. While all information is deemed reliable, buyer is to verify all information.

3. 2026-04-18
   status Pending
4. 2026-03-19
   price $170,000

   Show marketing remark (637 chars)

   Nestled in a desirable location, 101 S C Ave offers a wonderful opportunity for comfortable living with convenience at your doorstep. This inviting home features a functional, open layout designed for everyday ease, with spacious living areas, 4 bedrooms, 2 bathrooms, recent paint freshening, new furnace/ac, water heater less than 3-years old. Updated bathroom. Ideally situated near local amenities, schools, and parks, this home combines charm, practicality and accessibility. Call Herb & Diane, or your favorite realtor for a tour today for a tour. While all information is deemed reliable, buyer is to verify all information.

5. 2026-03-19
   listed $170,000 Active 637-char remark

   Show marketing remark (637 chars)

   Nestled in a desirable location, 101 S C Ave offers a wonderful opportunity for comfortable living with convenience at your doorstep. This inviting home features a functional, open layout designed for everyday ease, with spacious living areas, 4 bedrooms, 2 bathrooms, recent paint freshening, new furnace/ac, water heater less than 3-years old. Updated bathroom. Ideally situated near local amenities, schools, and parks, this home combines charm, practicality and accessibility. Call Herb & Diane, or your favorite realtor for a tour today for a tour. While all information is deemed reliable, buyer is to verify all information.

6. 2026-03-19
   listed $170,000 Active 637-char remark

   Show marketing remark (637 chars)

   Nestled in a desirable location, 101 S C Ave offers a wonderful opportunity for comfortable living with convenience at your doorstep. This inviting home features a functional, open layout designed for everyday ease, with spacious living areas, 4 bedrooms, 2 bathrooms, recent paint freshening, new furnace/ac, water heater less than 3-years old. Updated bathroom. Ideally situated near local amenities, schools, and parks, this home combines charm, practicality and accessibility. Call Herb & Diane, or your favorite realtor for a tour today for a tour. While all information is deemed reliable, buyer is to verify all information.

7. 2026-03-19
   listed $185,000 Active

   Show marketing remark (637 chars)

   Nestled in a desirable location, 101 S C Ave offers a wonderful opportunity for comfortable living with convenience at your doorstep. This inviting home features a functional, open layout designed for everyday ease, with spacious living areas, 4 bedrooms, 2 bathrooms, recent paint freshening, new furnace/ac, water heater less than 3-years old. Updated bathroom. Ideally situated near local amenities, schools, and parks, this home combines charm, practicality and accessibility. Call Herb & Diane, or your favorite realtor for a tour today for a tour. While all information is deemed reliable, buyer is to verify all information.

8. 2015-02-24
   soldstatus $52,000
9. 2014-12-19
   soldstatus $52,000
10. 2014-12-19
    soldstatus $52,000
11. 2014-08-08
    listed $50,000
12. 2014-08-08
    listed $50,000
13. 2014-08-06
    historical
14. 2014-02-26
    listed $59,900
15. 2014-02-24
    historical
16. 2013-08-24
    listed $62,000
17. 2011-01-13
    soldstatus $60,000
18. 2008-02-01
    soldstatus $29,500
19. 2008-02-01
    soldstatus $29,500
20. 2007-12-30
    listed $34,900
21. 2007-12-30
    listed $34,900

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: +$904/yr (+$75/mo · 111.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $18,720
• − Mortgage interest: −$9,523
• − Property taxes: −$810
• − Insurance: −$850
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,945
• Taxable loss: −$403
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $2,528/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: Athens Area Schools
• NCES district ID: 2603510
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 46% ▲ 3.00%
• Median HH income: $56,935
• Composite: 30.51/100
• National rank: #6211
• State rank: #273 of 540 in MI

Livability — Athens

• Score: 68/100
• State rank: #367
• US rank: #9589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, MI
• Population (ZIP): 2,237

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 3% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.49%
• Current HPI: 187.9543
• 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

+387.1% since first listed

21 events — show timeline

• 2026-04-19 Pending — MiRealSource-MiMLS
• 2026-04-19 Pending — REALCOMP
• 2026-04-18 Pending — SW Michigan MLS
• 2026-03-19 Price Changed $170,000 SW Michigan MLS
• 2026-03-19 Listed $185,000 SW Michigan MLS
• 2026-03-19 Listed $170,000 REALCOMP
• 2026-03-19 Listed $170,000 MiRealSource-MiMLS
• 2015-02-24 Sold (Public Records) $52,000 Public Records
• 2014-12-19 Sold (MLS) $52,000 REALCOMP
• 2014-12-19 Sold (MLS) $52,000 SW Michigan MLS
• 2014-08-08 Listed $50,000 REALCOMP
• 2014-08-08 Listed $50,000 SW Michigan MLS
• 2014-08-06 Listing Removed — REALCOMP
• 2014-02-26 Listed $59,900 REALCOMP
• 2014-02-24 Listing Removed — REALCOMP
• 2013-08-24 Listed $62,000 REALCOMP
• 2011-01-13 Sold (Public Records) $60,000 Public Records
• 2008-02-01 Sold (MLS) $29,500 REALCOMP
• 2008-02-01 Sold (MLS) $29,500 SW Michigan MLS
• 2007-12-30 Listed $34,900 REALCOMP
• 2007-12-30 Listed $34,900 SW Michigan MLS

Property tax history

+17.8%/yr

Latest (2025): $810 · +116.6% YoY. Source: county tax records.