91402 Celery Center Rd · Hamilton, MI 49045

$99,900

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 42 Days on market

Built 1930 1.97 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on approximately 2 beautiful country acres, this property offers endless potential for the right buyer willing to bring their vision and tools. The spacious farmhouse features 6 bedrooms and 1 bathroom, providing plenty of room to create your dream rural retreat. Outdoors, you'll find a nostalgic old hay barn full of character along with a 32x56 pole barn complete with cement floor and electric- ideal for storage, hobbies, livestock, or workshop space. The setting and location are truly the standout features here, offering peaceful country living with room to grow. Home does require TLC and is being sold in its present condition, but opportunities like this are hard to find.

Key facts

• Pole barn
• Country acres
• Old hay barn

Tags

• COUNTRY ACRES
• OLD HAY BARN
• POLE BARN
• PEACEFUL COUNTRY LIVING

Property features AI

Exterior

• Utilities: Well water
• Home design: Single family residence; Residential property
• Construction: Wood siding exterior; Built in 1930
• Exterior features: Paved road access; Pole barn on property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: 9 total rooms; Partial crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Decatur Public Schools (rural): math 21% / reading 37% proficiency, ranked #381 of 540 in MI (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 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.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,482
• Equity at exit: $14,895

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $11,167
• Equity at exit: $8,638

Cash invested: $27,972 (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 49045

• Home prices YoY: -25.1%
• Active inventory: 35
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $184

Break-even live

Break-even rent $838

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $240	-5% $212	+0% $184	+5% $156	+10% $127
Rent	-10% $99	-5% $142	+0% $184	+5% $226	+10% $268
Rate	-1.0pp $234	-0.5pp $209	base $184	+0.5pp $158	+1.0pp $132

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 42 DOM
2. 2026-06-17
   days on market $99,900 Active 41 DOM
3. 2026-06-16
   days on market $99,900 Active 40 DOM

   Show marketing remark (691 chars)

   Nestled on approximately 2 beautiful country acres, this property offers endless potential for the right buyer willing to bring their vision and tools. The spacious farmhouse features 6 bedrooms and 1 bathroom, providing plenty of room to create your dream rural retreat. Outdoors, you'll find a nostalgic old hay barn full of character along with a 32x56 pole barn complete with cement floor and electric- ideal for storage, hobbies, livestock, or workshop space. The setting and location are truly the standout features here, offering peaceful country living with room to grow. Home does require TLC and is being sold in its present condition, but opportunities like this are hard to find.

4. 2026-06-16
   price $99,900 Active 39 DOM

   Show marketing remark (691 chars)

   Nestled on approximately 2 beautiful country acres, this property offers endless potential for the right buyer willing to bring their vision and tools. The spacious farmhouse features 6 bedrooms and 1 bathroom, providing plenty of room to create your dream rural retreat. Outdoors, you'll find a nostalgic old hay barn full of character along with a 32x56 pole barn complete with cement floor and electric- ideal for storage, hobbies, livestock, or workshop space. The setting and location are truly the standout features here, offering peaceful country living with room to grow. Home does require TLC and is being sold in its present condition, but opportunities like this are hard to find.

5. 2026-06-15
   days on market $115,000 Active 39 DOM

   Show marketing remark (691 chars)

   Nestled on approximately 2 beautiful country acres, this property offers endless potential for the right buyer willing to bring their vision and tools. The spacious farmhouse features 6 bedrooms and 1 bathroom, providing plenty of room to create your dream rural retreat. Outdoors, you'll find a nostalgic old hay barn full of character along with a 32x56 pole barn complete with cement floor and electric- ideal for storage, hobbies, livestock, or workshop space. The setting and location are truly the standout features here, offering peaceful country living with room to grow. Home does require TLC and is being sold in its present condition, but opportunities like this are hard to find.

6. 2026-06-13
   days on market $115,000 Active 37 DOM
7. 2026-06-12
   days on market $115,000 Active 36 DOM
8. 2026-06-09
   days on market $115,000 Active 33 DOM
9. 2026-06-08
   days on market $115,000 Active 32 DOM
10. 2026-06-07
    days on market $115,000 Active 31 DOM
11. 2026-06-07
    days on market $115,000 Active 30 DOM
12. 2026-06-04
    days on market $115,000 Active 27 DOM
13. 2026-06-02
    days on market $115,000 Active 26 DOM
14. 2026-06-01
    days on market $115,000 Active 25 DOM
15. 2026-05-31
    days on market $115,000 Active 24 DOM
16. 2026-05-31
    days on market $115,000 Active 23 DOM
17. 2026-05-07
    listed $115,000 Active 691-char remark

    Show marketing remark (691 chars)

    Nestled on approximately 2 beautiful country acres, this property offers endless potential for the right buyer willing to bring their vision and tools. The spacious farmhouse features 6 bedrooms and 1 bathroom, providing plenty of room to create your dream rural retreat. Outdoors, you'll find a nostalgic old hay barn full of character along with a 32x56 pole barn complete with cement floor and electric- ideal for storage, hobbies, livestock, or workshop space. The setting and location are truly the standout features here, offering peaceful country living with room to grow. Home does require TLC and is being sold in its present condition, but opportunities like this are hard to find.

18. 2026-05-07
    listed $115,000 Active 691-char remark

    Show marketing remark (691 chars)

    Nestled on approximately 2 beautiful country acres, this property offers endless potential for the right buyer willing to bring their vision and tools. The spacious farmhouse features 6 bedrooms and 1 bathroom, providing plenty of room to create your dream rural retreat. Outdoors, you'll find a nostalgic old hay barn full of character along with a 32x56 pole barn complete with cement floor and electric- ideal for storage, hobbies, livestock, or workshop space. The setting and location are truly the standout features here, offering peaceful country living with room to grow. Home does require TLC and is being sold in its present condition, but opportunities like this are hard to find.

19. 2026-05-07
    listed $115,000 Active

    Show marketing remark (691 chars)

    Nestled on approximately 2 beautiful country acres, this property offers endless potential for the right buyer willing to bring their vision and tools. The spacious farmhouse features 6 bedrooms and 1 bathroom, providing plenty of room to create your dream rural retreat. Outdoors, you'll find a nostalgic old hay barn full of character along with a 32x56 pole barn complete with cement floor and electric- ideal for storage, hobbies, livestock, or workshop space. The setting and location are truly the standout features here, offering peaceful country living with room to grow. Home does require TLC and is being sold in its present condition, but opportunities like this are hard to find.

20. 2007-06-12
    soldstatus $78,330

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$191/yr (+$16/mo · 16.5%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,847
• − Mortgage interest: −$5,596
• − Property taxes: −$1,157
• − Insurance: −$500
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,906
• Taxable income: $633
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,054/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: Decatur Public Schools
• NCES district ID: 2611670
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $41,230
• Composite: 24.48/100
• National rank: #7659
• State rank: #381 of 540 in MI

Livability — Hamilton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,109

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 7% Romanian 6% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.63%
• Current HPI: 211.3353
• 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

+27.5% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $99,900 MiRealSource-MiMLS
• 2026-06-15 Price Changed $99,900 REALCOMP
• 2026-06-15 Price Changed $99,900 SW Michigan MLS
• 2026-05-07 Listed $115,000 SW Michigan MLS
• 2026-05-07 Listed $115,000 REALCOMP
• 2026-05-07 Listed $115,000 MiRealSource-MiMLS
• 2007-06-12 Sold (Public Records) $78,330 Public Records

Property tax history

+2.5%/yr

Latest (2024): $1,157 · +1.1% YoY. Source: county tax records.