6283 Brooklyn Rd · Napoleon, MI 49201

$112,000

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 46 Days on market

Built 1970 0.32 ac lot $117/sqft · 21% below area Est $142k · 21% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting 2-bedroom (possibly 3 bedroom) ranch nestled on a spacious . 32-acre corner lot in the desirable Napoleon school District. Surrounded by mature trees and lush greenery, this property offers a peaceful country setting while still being conveniently close to Napoleon and Vandercook Lake amenities. Inside you'll find a generously sized kitchen complete with appliances, perfect for everyday living and entertaining. The home features easy-care laminate flooring throughout and includes window treatments for added convenience. Enjoy Outdoor living in the fenced backyard-ideal for pets, play or relaxing evenings. A Bilko door provides access to a dry, water-free crawl space, offering excellent additional storage. Located just minutes from local shopping, restaurants, recreation areas, and beautiful lakes. This home offers the perfect blend of comfort, convenience and tranquility.

Key facts

• Lush greenery
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• FENCED BACKYARD
• DRY WATER FREE CRAWL SPACE
• GENEROUSLY SIZED KITCHEN
• MATURE TREES
• LUSH GREENERY

Property features AI

Finance

• Other: Directions: East on M-50 to dirt road (where all the mailboxes are) then left; at the Y stay right and the home is on the right
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Well water
• Home design: Ranch-style single-family home; One story; Built in 1970; Living area approximately 956
• Construction: Vinyl siding; Composition roof; Crawl space basement/foundation
• Exterior features: Corner lot; Shed(s) on the property; Well water

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator; Accessible kitchen
• Bedrooms: Main-floor bedroom(s) with accessible design
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom; Accessible main-floor full bathroom; Accessible bath sink
• Heating & cooling: Forced air heating
• Interior features: LP tank owned; Replacement windows with window treatments; 6 total rooms
• Laundry & utility: Utility features not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $62 ($744/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 $106k (5.4% below list).
• Recommended offer: $106k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 1.6% in Napoleon — 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 59/100 on livability (#600 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Napoleon Community Schools (rural): math 28% / reading 48% proficiency, ranked #231 of 540 in MI (top 43%) — 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).
• This rent is only 17% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $112k implies a 672% gain — meaningful room to come down on a strong offer.

Recommended offer $105,994 (5.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $141,582
• List price: $112,000
• Delta: -20.89%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6284 Brooklyn Rd	0.03mi	1/1.0 (-1)	960 (+0%)	7mo	$89,000	$93	87

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-8,582
• Equity at exit: $16,700

10-year hold

• IRR: 7.9%
• Equity multiple: 1.74×
• Total profit: $23,174
• Equity at exit: $9,684

Cash invested: $31,360 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $62

Break-even live

Break-even rent $981

Max offer price $112,000

Occupancy floor 89%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $112,000 Active 46 DOM
2. 2026-06-18
   days on market $112,000 Active 45 DOM
3. 2026-06-17
   days on market $112,000 Active 44 DOM
4. 2026-06-17
   status $112,000 Active 43 DOM
5. 2026-06-07
   statusdays on market $112,000 Pending 43 DOM
6. 2026-06-05
   days on market $112,000 Active 42 DOM

   Show marketing remark (914 chars)

   Welcome home to this inviting 2-bedroom (possibly 3 bedroom) ranch nestled on a spacious . 32-acre corner lot in the desirable Napoleon school District. Surrounded by mature trees and lush greenery, this property offers a peaceful country setting while still being conveniently close to Napoleon and Vandercook Lake amenities. Inside you'll find a generously sized kitchen complete with appliances, perfect for everyday living and entertaining. The home features easy-care laminate flooring throughout and includes window treatments for added convenience. Enjoy Outdoor living in the fenced backyard-ideal for pets, play or relaxing evenings. A Bilko door provides access to a dry, water-free crawl space, offering excellent additional storage. Located just minutes from local shopping, restaurants, recreation areas, and beautiful lakes. This home offers the perfect blend of comfort, convenience and tranquility.

7. 2026-06-02
   days on market $112,000 Active 40 DOM
8. 2026-06-01
   days on market $112,000 Active 39 DOM
9. 2026-05-31
   price $112,000 Active 38 DOM

   Show marketing remark (914 chars)

   Welcome home to this inviting 2-bedroom (possibly 3 bedroom) ranch nestled on a spacious . 32-acre corner lot in the desirable Napoleon school District. Surrounded by mature trees and lush greenery, this property offers a peaceful country setting while still being conveniently close to Napoleon and Vandercook Lake amenities. Inside you'll find a generously sized kitchen complete with appliances, perfect for everyday living and entertaining. The home features easy-care laminate flooring throughout and includes window treatments for added convenience. Enjoy Outdoor living in the fenced backyard-ideal for pets, play or relaxing evenings. A Bilko door provides access to a dry, water-free crawl space, offering excellent additional storage. Located just minutes from local shopping, restaurants, recreation areas, and beautiful lakes. This home offers the perfect blend of comfort, convenience and tranquility.

10. 2026-05-31
    days on market $119,000 Active 38 DOM

    Show marketing remark (914 chars)

    Welcome home to this inviting 2-bedroom (possibly 3 bedroom) ranch nestled on a spacious . 32-acre corner lot in the desirable Napoleon school District. Surrounded by mature trees and lush greenery, this property offers a peaceful country setting while still being conveniently close to Napoleon and Vandercook Lake amenities. Inside you'll find a generously sized kitchen complete with appliances, perfect for everyday living and entertaining. The home features easy-care laminate flooring throughout and includes window treatments for added convenience. Enjoy Outdoor living in the fenced backyard-ideal for pets, play or relaxing evenings. A Bilko door provides access to a dry, water-free crawl space, offering excellent additional storage. Located just minutes from local shopping, restaurants, recreation areas, and beautiful lakes. This home offers the perfect blend of comfort, convenience and tranquility.

11. 2026-05-30
    days on market $119,000 Active 37 DOM
12. 2026-04-23
    listed $119,000 Active 918-char remark

    Show marketing remark (914 chars)

    Welcome home to this inviting 2-bedroom (possibly 3 bedroom) ranch nestled on a spacious . 32-acre corner lot in the desirable Napoleon school District. Surrounded by mature trees and lush greenery, this property offers a peaceful country setting while still being conveniently close to Napoleon and Vandercook Lake amenities. Inside you'll find a generously sized kitchen complete with appliances, perfect for everyday living and entertaining. The home features easy-care laminate flooring throughout and includes window treatments for added convenience. Enjoy Outdoor living in the fenced backyard-ideal for pets, play or relaxing evenings. A Bilko door provides access to a dry, water-free crawl space, offering excellent additional storage. Located just minutes from local shopping, restaurants, recreation areas, and beautiful lakes. This home offers the perfect blend of comfort, convenience and tranquility.

13. 2026-04-23
    listed $119,000 Active 914-char remark

    Show marketing remark (914 chars)

    Welcome home to this inviting 2-bedroom (possibly 3 bedroom) ranch nestled on a spacious . 32-acre corner lot in the desirable Napoleon school District. Surrounded by mature trees and lush greenery, this property offers a peaceful country setting while still being conveniently close to Napoleon and Vandercook Lake amenities. Inside you'll find a generously sized kitchen complete with appliances, perfect for everyday living and entertaining. The home features easy-care laminate flooring throughout and includes window treatments for added convenience. Enjoy Outdoor living in the fenced backyard-ideal for pets, play or relaxing evenings. A Bilko door provides access to a dry, water-free crawl space, offering excellent additional storage. Located just minutes from local shopping, restaurants, recreation areas, and beautiful lakes. This home offers the perfect blend of comfort, convenience and tranquility.

14. 2026-04-23
    listed $119,000 Active

    Show marketing remark (914 chars)

    Welcome home to this inviting 2-bedroom (possibly 3 bedroom) ranch nestled on a spacious . 32-acre corner lot in the desirable Napoleon school District. Surrounded by mature trees and lush greenery, this property offers a peaceful country setting while still being conveniently close to Napoleon and Vandercook Lake amenities. Inside you'll find a generously sized kitchen complete with appliances, perfect for everyday living and entertaining. The home features easy-care laminate flooring throughout and includes window treatments for added convenience. Enjoy Outdoor living in the fenced backyard-ideal for pets, play or relaxing evenings. A Bilko door provides access to a dry, water-free crawl space, offering excellent additional storage. Located just minutes from local shopping, restaurants, recreation areas, and beautiful lakes. This home offers the perfect blend of comfort, convenience and tranquility.

15. 2011-06-13
    soldstatus $14,500
16. 2011-06-08
    soldstatus
17. 2011-06-08
    soldstatus $14,500
18. 2011-05-09
    historical
19. 2011-02-08
    listed $16,200
20. 2011-02-08
    listed $16,200
21. 2010-10-27
    historical
22. 2010-10-25
    historical
23. 2010-09-24
    listed $20,000
24. 2010-09-24
    listed $20,000

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$14/yr (+$1/mo · 0.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $12,719
• − Mortgage interest: −$6,274
• − Property taxes: −$1,696
• − Insurance: −$560
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$3,258
• Taxable loss: −$1,104
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,009/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: Napoleon Community Schools
• NCES district ID: 2624960
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $52,236
• Composite: 32.97/100
• National rank: #5585
• State rank: #231 of 540 in MI

Livability — Napoleon

• Score: 59/100
• State rank: #600
• US rank: #19694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 85,581 people
• City population: 243
• 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

+460.0% since first listed

22 events — show timeline

• 2026-06-16 Relisted — REALCOMP
• 2026-06-16 Relisted — MiRealSource-MiMLS
• 2026-06-16 Relisted — SW Michigan MLS
• 2026-06-05 Pending — REALCOMP
• 2026-06-05 Pending — MiRealSource-MiMLS
• 2026-06-05 Pending — SW Michigan MLS
• 2026-05-31 Price Changed $112,000 MiRealSource-MiMLS
• 2026-05-31 Price Changed $112,000 REALCOMP
• 2026-05-31 Price Changed $112,000 SW Michigan MLS
• 2026-04-23 Listed $119,000 SW Michigan MLS
• 2026-04-23 Listed $119,000 MiRealSource-MiMLS
• 2026-04-23 Listed $119,000 REALCOMP
• 2011-06-13 Sold (Public Records) $14,500 Public Records
• 2011-06-08 Sold (MLS) — MiRealSource-MiMLS
• 2011-06-08 Sold (MLS) $14,500 REALCOMP
• 2011-05-09 Listing Removed — MiRealSource-MiMLS
• 2011-02-08 Listed $16,200 MiRealSource-MiMLS
• 2011-02-08 Listed $16,200 REALCOMP
• 2010-10-27 Listing Removed — REALCOMP
• 2010-10-25 Listing Removed — MiRealSource-MiMLS
• 2010-09-24 Listed $20,000 MiRealSource-MiMLS
• 2010-09-24 Listed $20,000 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $1,696 · +2.8% YoY. Source: county tax records.