141 W Union City Rd · Coldwater, MI 49094

$82,400

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 269 Days on market

Built 1978 1.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

Key facts

• New wiring
• New sub floor
• Pex water lines

Tags

• NEW ROOF
• NEW SUB FLOOR
• NEW WIRING
• PEX WATER LINES
• ATTACHED STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 2.9% in Coldwater — 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 (#270 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, amenities F.
• Coldwater Community Schools (town): math 26% / reading 37% proficiency, ranked #344 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 43 units permitted in Branch County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Branch County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y ago; this cycle's ask has dropped $22k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $82k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $72,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 2.29% ✓
• Cap rate: 20.49%
• Cash-on-cash: 50.71%
• DSCR: 3.26
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $297,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 W Union City Rd	0.25mi	2/1.0 (-1)	1,200 (-4%)	13mo	$285,000	$238	66

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: 48.5%
• Equity multiple: 3.11×
• Total profit: $48,744
• Equity at exit: $12,286

10-year hold

• IRR: 54.1%
• Equity multiple: 6.30×
• Total profit: $122,392
• Equity at exit: $7,124

Cash invested: $23,072 (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 49094

• Home prices YoY: -28.8%
• Active inventory: 35
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$432
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $975

Break-even live

Break-even rent $654

Max offer price $82,400

Occupancy floor 43%

Sensitivity live

Price	-10% $1,022	-5% $998	+0% $975	+5% $952	+10% $928
Rent	-10% $826	-5% $900	+0% $975	+5% $1,050	+10% $1,124
Rate	-1.0pp $1,017	-0.5pp $996	base $975	+0.5pp $954	+1.0pp $932

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: $20,600
• Closing costs: $2,472
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $82,400 Active 269 DOM
2. 2026-06-21
   days on market $82,400 Active 268 DOM
3. 2026-06-18
   days on market $82,400 Active 266 DOM
4. 2026-06-17
   days on market $82,400 Active 265 DOM
5. 2026-06-16
   days on market $82,400 Active 264 DOM
6. 2026-06-15
   days on market $82,400 Active 263 DOM
7. 2026-06-13
   days on market $82,400 Active 261 DOM
8. 2026-06-12
   days on market $82,400 Active 260 DOM
9. 2026-06-09
   days on market $82,400 Active 257 DOM
10. 2026-06-08
    days on market $82,400 Active 256 DOM
11. 2026-06-07
    days on market $82,400 Active 255 DOM
12. 2026-06-07
    days on market $82,400 Active 254 DOM
13. 2026-06-04
    days on market $82,400 Active 251 DOM
14. 2026-06-02
    days on market $82,400 Active 250 DOM
15. 2026-06-01
    days on market $82,400 Active 249 DOM
16. 2026-05-31
    days on market $82,400 Active 248 DOM
17. 2026-05-31
    days on market $82,400 Active 247 DOM
18. 2026-05-02
    price $82,400 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

19. 2026-05-01
    price $82,400 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

20. 2026-05-01
    price $82,400

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

21. 2026-03-26
    price $87,400 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

22. 2026-03-25
    price $87,400 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

23. 2026-03-25
    price $87,400

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

24. 2025-11-04
    price $89,900 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

25. 2025-11-03
    price $89,900 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

26. 2025-11-03
    price $89,900

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

27. 2025-10-22
    price $99,900 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

28. 2025-10-21
    price $99,900 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

29. 2025-10-21
    price $99,900

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

30. 2025-09-25
    listed $104,900 Active 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

31. 2025-09-25
    listed $104,900 Active 297-char remark

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

32. 2025-09-25
    listed $104,900 Active

    Show marketing remark (297 chars)

    Investors. DYI Buyers, Great opportunity to get in and complete this project. Bring your knowledge and creative ideas and make this home all it can be. New roof last Spring, new sub floor, some new wiring, pex water lines run throughout this home. Attached storge space with overhead door in back.

33. 2024-11-08
    soldstatus $45,000
34. 2024-11-08
    historical
35. 2024-11-07
    soldstatus $45,000
36. 2024-11-07
    soldstatus $45,000 Sold
37. 2024-11-07
    soldstatus $45,000
38. 2024-10-29
    listed $45,000
39. 2024-10-29
    listed $45,000 Active
40. 2024-10-29
    listed $45,000
41. 2014-09-15
    historical
42. 2007-07-11
    soldstatus $50,000
43. 2007-07-11
    soldstatus $50,000
44. 2007-07-11
    soldstatus $50,000
45. 2007-07-11
    soldstatus $50,000
46. 2006-08-14
    listed $52,000
47. 2006-08-14
    listed $52,000
48. 2006-08-14
    listed $52,000
49. 1999-12-16
    listed $65,000
50. 1999-12-16
    listed $65,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$335/yr (+$28/mo · 55.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $22,655
• − Mortgage interest: −$4,616
• − Property taxes: −$600
• − Insurance: −$412
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$2,397
• Taxable income: $11,006
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $9,059/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: Coldwater Community Schools
• NCES district ID: 2610140
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $44,373
• Composite: 26.87/100
• National rank: #7101
• State rank: #344 of 540 in MI

Livability — Coldwater

• Score: 71/100
• State rank: #270
• US rank: #6664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,755

Population outlook (Branch County) Hauer SSP2

• Today (2025): 41,079 people
• By 2030: 39,622 · -3.5%
• By 2040: 36,584 · -10.9%
• By 2050: 33,462 · -18.5%
• By 2075: 26,612 · -35.2%
• By 2100: 18,580 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Branch

• 2024 margin: Solid R (+42.4) · D 28.0% · R 70.4% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: -6.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.5 2016: R+38.1 2012: R+18.7 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.02%
• Current HPI: 165.9347
• 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

+26.8% since first listed

33 events — show timeline

• 2026-05-02 Price Changed $82,400 MiRealSource-MiMLS
• 2026-05-01 Price Changed $82,400 REALCOMP
• 2026-05-01 Price Changed $82,400 SW Michigan MLS
• 2026-03-26 Price Changed $87,400 MiRealSource-MiMLS
• 2026-03-25 Price Changed $87,400 REALCOMP
• 2026-03-25 Price Changed $87,400 SW Michigan MLS
• 2025-11-04 Price Changed $89,900 MiRealSource-MiMLS
• 2025-11-03 Price Changed $89,900 REALCOMP
• 2025-11-03 Price Changed $89,900 SW Michigan MLS
• 2025-10-22 Price Changed $99,900 MiRealSource-MiMLS
• 2025-10-21 Price Changed $99,900 REALCOMP
• 2025-10-21 Price Changed $99,900 SW Michigan MLS
• 2025-09-25 Listed $104,900 REALCOMP
• 2025-09-25 Listed $104,900 SW Michigan MLS
• 2025-09-25 Listed $104,900 MiRealSource-MiMLS
• 2024-11-08 Sold (Public Records) $45,000 Public Records
• 2024-11-08 Listing Removed — SW Michigan MLS
• 2024-11-07 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2024-11-07 Sold (MLS) $45,000 SW Michigan MLS
• 2024-11-07 Sold (MLS) $45,000 REALCOMP
• 2024-10-29 Listed $45,000 MiRealSource-MiMLS
• 2024-10-29 Listed $45,000 SW Michigan MLS
• 2024-10-29 Listed $45,000 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2007-07-11 Sold (Public Records) $50,000 Public Records
• 2007-07-11 Sold (MLS) $50,000 REALCOMP
• 2007-07-11 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2007-07-11 Sold (MLS) $50,000 SW Michigan MLS
• 2006-08-14 Listed $52,000 REALCOMP
• 2006-08-14 Listed $52,000 MiRealSource-MiMLS
• 2006-08-14 Listed $52,000 SW Michigan MLS
• 1999-12-16 Listed $65,000 REALCOMP
• 1999-12-16 Listed $65,000 SW Michigan MLS

Property tax history

+69.0%/yr

Latest (2024): $600 · +185.5% YoY. Source: county tax records.