6603 W Cutler Rd · Wacousta, MI 48820

$315,000

3 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 28 Days on market

Built 1972 1.16 ac lot $222/sqft · 33% above area Est $345k · 9% under

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Why this score? — see what drove the F 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).

• ARV discount +11.5/15.0
• Cash flow +6.6/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6603 Cutler Rd in DeWitt, an updated ranch home offering space, functionality, and the perfect setup for homesteading. This 5-bedroom home features a desirable layout with a walkout basement and plenty of room to live, work, and grow. The main level includes first-floor laundry, fresh paint, newer flooring, and beautiful beamed ceilings that add warmth and character. A new primary suite provides a comfortable retreat, while the open living spaces flow easily for everyday living. The partially finished walkout basement adds additional living space and flexibility for recreation, storage, or extended living needs. Step outside to enjoy the large back deck, perfect for relaxing or entertaining, along with a barn that makes this property ideal for hobby farming, animals, or extra storage.

Key facts

• Large back deck
• Walkout basement
• Updated ranch home

Tags

• UPDATED RANCH HOME
• WALKOUT BASEMENT
• FIRST-FLOOR LAUNDRY
• NEW PRIMARY SUITE
• LARGE BACK DECK
• BARN

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage faces front; Paved parking
• Utilities: Septic tank
• Home design: Single-story home (one level); Built in 1972
• Construction: Vinyl siding; Concrete perimeter foundation; Barn(s) and shed(s) on the property
• Exterior features: Partial fencing in back yard; Back yard and front yard; Few trees; Private lot with views; Deck; Front porch; Porch; Shingle roof; Road frontage on a county road; Gravel road surface

Interior

• Kitchen: Dishwasher; Oven; Range; Stone counters; Eat-in kitchen; Pantry
• Bedrooms: 5 bedrooms total; Primary bedroom (large); One bedroom with walk-out access
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Pantry; Stone counters; Basement with interior entry, partially finished, sump pump and walk-out access; Two wood-burning fireplaces (one in basement and one in primary bedroom)
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-520 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (38.3% below list).
• Recommended offer: $194k (38.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#221 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• St. Johns Public Schools (rural): math 33% / reading 50% proficiency, ranked #177 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St Johns Middle School (math 28% / reading 54%, grade F, #195 of 493 statewide, top 41%, 569 students, 41% FRL) — zoned schools average 41% FRL vs 26% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 104 active listings in the ZIP; high-income renter base; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $258k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $194,333 (38.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.62% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.69
• GRM: 13.5

CMA / ARV

• ARV (median comp): $345,422
• List price: $315,000
• Delta: -8.81%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.6%
• Equity multiple: 0.05×
• Total profit: $-84,228
• Equity at exit: $46,968

10-year hold

• IRR: -28.3%
• Equity multiple: -0.32×
• Total profit: $-116,201
• Equity at exit: $27,235

Cash invested: $88,200 (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 48820

• Active inventory: 104
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$272 /mo · $3,269/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-520

Break-even live

Break-even rent $2,602

Max offer price $223,083

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-431	+0% $-520	+5% $-609	+10% $-699
Rent	-10% $-674	-5% $-597	+0% $-520	+5% $-444	+10% $-367
Rate	-1.0pp $-362	-0.5pp $-440	base $-520	+0.5pp $-602	+1.0pp $-685

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-18
   status Pending 806-char remark

   Show marketing remark (806 chars)

   Welcome to 6603 Cutler Rd in DeWitt, an updated ranch home offering space, functionality, and the perfect setup for homesteading. This 5-bedroom home features a desirable layout with a walkout basement and plenty of room to live, work, and grow. The main level includes first-floor laundry, fresh paint, newer flooring, and beautiful beamed ceilings that add warmth and character. A new primary suite provides a comfortable retreat, while the open living spaces flow easily for everyday living. The partially finished walkout basement adds additional living space and flexibility for recreation, storage, or extended living needs. Step outside to enjoy the large back deck, perfect for relaxing or entertaining, along with a barn that makes this property ideal for hobby farming, animals, or extra storage.

2. 2026-05-18
   status Pending 806-char remark

   Show marketing remark (806 chars)

   Welcome to 6603 Cutler Rd in DeWitt, an updated ranch home offering space, functionality, and the perfect setup for homesteading. This 5-bedroom home features a desirable layout with a walkout basement and plenty of room to live, work, and grow. The main level includes first-floor laundry, fresh paint, newer flooring, and beautiful beamed ceilings that add warmth and character. A new primary suite provides a comfortable retreat, while the open living spaces flow easily for everyday living. The partially finished walkout basement adds additional living space and flexibility for recreation, storage, or extended living needs. Step outside to enjoy the large back deck, perfect for relaxing or entertaining, along with a barn that makes this property ideal for hobby farming, animals, or extra storage.

3. 2026-05-11
   price $315,000 806-char remark

   Show marketing remark (806 chars)

   Welcome to 6603 Cutler Rd in DeWitt, an updated ranch home offering space, functionality, and the perfect setup for homesteading. This 5-bedroom home features a desirable layout with a walkout basement and plenty of room to live, work, and grow. The main level includes first-floor laundry, fresh paint, newer flooring, and beautiful beamed ceilings that add warmth and character. A new primary suite provides a comfortable retreat, while the open living spaces flow easily for everyday living. The partially finished walkout basement adds additional living space and flexibility for recreation, storage, or extended living needs. Step outside to enjoy the large back deck, perfect for relaxing or entertaining, along with a barn that makes this property ideal for hobby farming, animals, or extra storage.

4. 2026-05-11
   price $315,000 806-char remark

   Show marketing remark (806 chars)

   Welcome to 6603 Cutler Rd in DeWitt, an updated ranch home offering space, functionality, and the perfect setup for homesteading. This 5-bedroom home features a desirable layout with a walkout basement and plenty of room to live, work, and grow. The main level includes first-floor laundry, fresh paint, newer flooring, and beautiful beamed ceilings that add warmth and character. A new primary suite provides a comfortable retreat, while the open living spaces flow easily for everyday living. The partially finished walkout basement adds additional living space and flexibility for recreation, storage, or extended living needs. Step outside to enjoy the large back deck, perfect for relaxing or entertaining, along with a barn that makes this property ideal for hobby farming, animals, or extra storage.

5. 2026-04-20
   listed $325,000 Active 806-char remark

   Show marketing remark (806 chars)

   Welcome to 6603 Cutler Rd in DeWitt, an updated ranch home offering space, functionality, and the perfect setup for homesteading. This 5-bedroom home features a desirable layout with a walkout basement and plenty of room to live, work, and grow. The main level includes first-floor laundry, fresh paint, newer flooring, and beautiful beamed ceilings that add warmth and character. A new primary suite provides a comfortable retreat, while the open living spaces flow easily for everyday living. The partially finished walkout basement adds additional living space and flexibility for recreation, storage, or extended living needs. Step outside to enjoy the large back deck, perfect for relaxing or entertaining, along with a barn that makes this property ideal for hobby farming, animals, or extra storage.

6. 2026-04-20
   listed $325,000 Active 806-char remark

   Show marketing remark (806 chars)

   Welcome to 6603 Cutler Rd in DeWitt, an updated ranch home offering space, functionality, and the perfect setup for homesteading. This 5-bedroom home features a desirable layout with a walkout basement and plenty of room to live, work, and grow. The main level includes first-floor laundry, fresh paint, newer flooring, and beautiful beamed ceilings that add warmth and character. A new primary suite provides a comfortable retreat, while the open living spaces flow easily for everyday living. The partially finished walkout basement adds additional living space and flexibility for recreation, storage, or extended living needs. Step outside to enjoy the large back deck, perfect for relaxing or entertaining, along with a barn that makes this property ideal for hobby farming, animals, or extra storage.

7. 2024-02-23
   soldstatus $257,500

   Show marketing remark (1142 chars)

   Three bedrooms one and a half bath house is located 4/10s of a mile east of Francis Road and just off the pavement. The home features a large kitchen with walk in pantry and moveable island. The kitchen is open to a family room with bay window, fireplace and access to a side patio on one side and a formal living room or possible dinning room on the other side. Three bedrooms along with a full bath are located off the living room. There is a half bath located just off the mudroom which is located between the garage and kitchen. Downstairs you will find a large recreation room over forty feet long plus a dry bar area to the side with a fireplace and walkout to a patio area. The laundry room is also located off the rec room in a small room/closet area. You also have plenty of storage inthe furnace room and a large room under the family room. This room has many possibilities, a fourth bedroom a workout room or just more storage. Outside you have two patio areas a dinning area on the large deck. There are also large pine trees and a barn/shed. Quite neighborhood and large yard with farm fields and a view of the woods behind you.

8. 2024-02-23
   soldstatus $257,500 Closed

   Show marketing remark (1142 chars)

   Three bedrooms one and a half bath house is located 4/10s of a mile east of Francis Road and just off the pavement. The home features a large kitchen with walk in pantry and moveable island. The kitchen is open to a family room with bay window, fireplace and access to a side patio on one side and a formal living room or possible dinning room on the other side. Three bedrooms along with a full bath are located off the living room. There is a half bath located just off the mudroom which is located between the garage and kitchen. Downstairs you will find a large recreation room over forty feet long plus a dry bar area to the side with a fireplace and walkout to a patio area. The laundry room is also located off the rec room in a small room/closet area. You also have plenty of storage inthe furnace room and a large room under the family room. This room has many possibilities, a fourth bedroom a workout room or just more storage. Outside you have two patio areas a dinning area on the large deck. There are also large pine trees and a barn/shed. Quite neighborhood and large yard with farm fields and a view of the woods behind you.

9. 2024-01-22
   status Pending
10. 2024-01-03
    price $265,000
11. 2023-12-08
    listed $265,000

    Show marketing remark (1142 chars)

    Three bedrooms one and a half bath house is located 4/10s of a mile east of Francis Road and just off the pavement. The home features a large kitchen with walk in pantry and moveable island. The kitchen is open to a family room with bay window, fireplace and access to a side patio on one side and a formal living room or possible dinning room on the other side. Three bedrooms along with a full bath are located off the living room. There is a half bath located just off the mudroom which is located between the garage and kitchen. Downstairs you will find a large recreation room over forty feet long plus a dry bar area to the side with a fireplace and walkout to a patio area. The laundry room is also located off the rec room in a small room/closet area. You also have plenty of storage inthe furnace room and a large room under the family room. This room has many possibilities, a fourth bedroom a workout room or just more storage. Outside you have two patio areas a dinning area on the large deck. There are also large pine trees and a barn/shed. Quite neighborhood and large yard with farm fields and a view of the woods behind you.

12. 2023-12-08
    listed $275,000 Active

    Show marketing remark (1142 chars)

    Three bedrooms one and a half bath house is located 4/10s of a mile east of Francis Road and just off the pavement. The home features a large kitchen with walk in pantry and moveable island. The kitchen is open to a family room with bay window, fireplace and access to a side patio on one side and a formal living room or possible dinning room on the other side. Three bedrooms along with a full bath are located off the living room. There is a half bath located just off the mudroom which is located between the garage and kitchen. Downstairs you will find a large recreation room over forty feet long plus a dry bar area to the side with a fireplace and walkout to a patio area. The laundry room is also located off the rec room in a small room/closet area. You also have plenty of storage inthe furnace room and a large room under the family room. This room has many possibilities, a fourth bedroom a workout room or just more storage. Outside you have two patio areas a dinning area on the large deck. There are also large pine trees and a barn/shed. Quite neighborhood and large yard with farm fields and a view of the woods behind you.

13. 2016-09-26
    soldstatus $160,000

ⓘ 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: $3,269 · $272/mo
• Projected year-2 tax: $4,060 · $338/mo
• Expected delta: +$791/yr (+$66/mo · 24.2%)

ⓘ 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 ≥96°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: $23,320
• − Mortgage interest: −$17,645
• − Property taxes: −$3,269
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$9,164
• Taxable loss: −$12,064
• Est. tax savings @ 24.0%: +$2,895
• After-tax cash flow: $-3,349/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: St. Johns Public Schools
• NCES district ID: 2632820
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $56,002
• Composite: 36.25/100
• National rank: #4710
• State rank: #177 of 540 in MI

Livability — Wacousta

• Score: 73/100
• State rank: #221
• US rank: #5496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clinton County · 18,357 people
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 18,357
• Household income: $112,526
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 183.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.50%
• Current HPI: 231.0122
• Rent YoY: —
• Metro: Lansing-East Lansing, 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

+96.9% since first listed

13 events — show timeline

• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — Greater Lansing AoR
• 2026-05-11 Price Changed $315,000 REALCOMP
• 2026-05-11 Price Changed $315,000 Greater Lansing AoR
• 2026-04-20 Listed $325,000 REALCOMP
• 2026-04-20 Listed $325,000 Greater Lansing AoR
• 2024-02-23 Sold (MLS) $257,500 Greater Lansing AoR
• 2024-02-23 Sold (MLS) $257,500 REALCOMP
• 2024-01-22 Pending — Greater Lansing AoR
• 2024-01-03 Price Changed $265,000 Greater Lansing AoR
• 2023-12-08 Listed $275,000 Greater Lansing AoR
• 2023-12-08 Listed $265,000 REALCOMP
• 2016-09-26 Sold (Public Records) $160,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,269 · +28.0% YoY. Source: county tax records.