612 Holly Ct · Jonesville, MI 49250

$46,900

2 bd · 1.0 ba · 980 sqft · SingleFamily · 174 Days on market

Built 1979 Good condition 754 sqft lot $48/sqft · 64% below area

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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
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly remodeled home features 2 bedrooms 1 bath with an enclosed porch, all new appliances, new flooring and paint. Enjoy the security and quiet of this mature Jonesville, MI retirement community. Evergreen Estates offers a friendly, country neighborhood atmosphere, combined with all the advantages and amenities of its surrounding towns and cities. Yet as far removed from the every day as it may feel, Evergreen Estates is remarkably accessible to a wealth of shopping, medical care, entertainment, and recreational opportunities. With an attractive clubhouse at the heart of the community, Evergreen Estates is a place where activities are enjoyed, neighbors become friends, and memories are made.

Key facts

• New flooring
• Attractive clubhouse
• New appliances

Tags

• ENCLOSED PORCH
• NEW APPLIANCES
• NEW FLOORING
• ATTRACTIVE CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#267 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Jonesville Community Schools (rural): math 29% / reading 40% proficiency, ranked #297 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williams Elementary School (math 34% / reading 36%, grade F, #735 of 1,397 statewide, top 53%, 549 students, 62% FRL); Jonesville Middle School (math 26% / reading 45%, grade F, #278 of 493 statewide, top 57%, 278 students, 56% FRL); Jonesville High School (math 27% / reading 42%, grade F, #372 of 713 statewide, top 56%, 367 students, 39% FRL).
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Hillsdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $324 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Hillsdale County population projected at -22% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $41,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1979 — 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: 2.25% ✓
• Cap rate: 19.28%
• Cash-on-cash: 46.40%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $130,421
• List price: $46,900
• Delta: -64.04%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Cedar Ct	0.10mi	2/1.0	1,038 (+6%)	7mo	$55,000	$53	80
616 Holly Ct	0.01mi	2/2.0	1,222 (+25%)	9mo	$69,900	$57	63
608 Holly Ct	0.01mi	2/1.0	1,104 (+13%)	23mo	$57,000	$52	59
463 Wright St	1.19mi	3/1.0 (+1)	1,064 (+9%)	2mo	$220,000	$207	44
463 Wright St	1.19mi	3/1.0 (+1)	1,064 (+9%)	8mo	$110,000	$103	39
310 Strait Ct	1.03mi	2/1.0	936 (-4%)	24mo	$182,450	$195	38
515 East St	1.15mi	2/1.0	800 (-18%)	9mo	$110,000	$138	32
4320 N Bunn Rd	1.48mi	2/1.0	1,064 (+9%)	23mo	$194,000	$182	31
410 Clinton St	1.13mi	2/1.0	768 (-22%)	11mo	$145,000	$189	31
400 Parkwood Dr	1.17mi	3/1.5 (+1)	1,200 (+22%)	4mo	$227,000	$189	29
400 Beck St	0.68mi	3/1.0 (+1)	1,220 (+24%)	25mo	$140,000	$115	18
421 Lewis Dr	0.74mi	3/2.0 (+1)	1,196 (+22%)	22mo	$149,900	$125	13

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: 43.7%
• Equity multiple: 2.89×
• Total profit: $24,755
• Equity at exit: $6,993

10-year hold

• IRR: 49.7%
• Equity multiple: 5.82×
• Total profit: $63,263
• Equity at exit: $4,055

Cash invested: $13,132 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $45,000 ($40/sqft)
• Median days on market: 125 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +233.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49250

• Home prices YoY: -22.2%
• Active inventory: 39
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $508

Break-even live

Break-even rent $410

Max offer price $46,900

Occupancy floor 47%

Sensitivity live

Price	-10% $540	-5% $524	+0% $508	+5% $492	+10% $475
Rent	-10% $425	-5% $466	+0% $508	+5% $549	+10% $591
Rate	-1.0pp $531	-0.5pp $520	base $508	+0.5pp $496	+1.0pp $483

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: $11,725
• Closing costs: $1,407
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 West St Jonesville, MI	2.0	1.0	800	$1,053	$1.32	0d	2	0.86mi

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterNatural gasElectric service (standard)
• Home design: Manufactured home in an MH parkSingle-story
• Construction: Built in 1979Piers foundation
• Exterior features: Paved street accessFrontage approximately 26 feet

Interior

• Kitchen: Kitchen on the entry level (approx. 18 x 13)
• Bedrooms: Two bedrooms on the entry level (approx. 13 x 13 and 10 x 8)
• Bathrooms: One full bathroom on the entry level (approx. 8 x 7)
• Heating & cooling: Forced air heatingNatural gas fuel
• Interior features: Total of 4 rooms

Listing history 50 events

1. 2026-11-08
   days on market $46,900 Active 174 DOM
2. 2026-11-07
   days on market $46,900 Active 173 DOM
3. 2026-11-06
   days on market $46,900 Active 172 DOM
4. 2026-11-05
   days on market $46,900 Active 171 DOM
5. 2026-11-04
   days on market $46,900 Active 170 DOM
6. 2026-11-02
   days on market $46,900 Active 168 DOM
7. 2026-11-01
   days on market $46,900 Active 167 DOM
8. 2026-10-31
   days on market $46,900 Active 166 DOM
9. 2026-10-30
   days on market $46,900 Active 165 DOM
10. 2026-10-29
    days on market $46,900 Active 164 DOM
11. 2026-10-28
    days on market $46,900 Active 163 DOM
12. 2026-10-27
    days on marketlisting id $46,900 Active 162 DOM
13. 2026-10-26
    days on market $46,900 Active 161 DOM
14. 2026-10-25
    days on market $46,900 Active 160 DOM
15. 2026-10-24
    days on market $46,900 Active 159 DOM
16. 2026-10-23
    days on market $46,900 Active 158 DOM
17. 2026-10-22
    days on market $46,900 Active 157 DOM
18. 2026-10-21
    days on market $46,900 Active 156 DOM
19. 2026-10-20
    days on market $46,900 Active 155 DOM
20. 2026-10-19
    days on market $46,900 Active 154 DOM
21. 2026-10-18
    days on market $46,900 Active 153 DOM
22. 2026-10-17
    days on market $46,900 Active 152 DOM
23. 2026-10-16
    days on market $46,900 Active 151 DOM
24. 2026-10-15
    days on market $46,900 Active 150 DOM
25. 2026-10-14
    days on market $46,900 Active 149 DOM
26. 2026-10-14
    days on market $46,900 Active 148 DOM
27. 2026-10-12
    days on market $46,900 Active 147 DOM
28. 2026-10-11
    days on market $46,900 Active 146 DOM
29. 2026-10-10
    days on market $46,900 Active 145 DOM
30. 2026-10-09
    days on market $46,900 Active 144 DOM
31. 2026-10-08
    days on market $46,900 Active 143 DOM
32. 2026-10-07
    days on market $46,900 Active 142 DOM
33. 2026-10-06
    days on market $46,900 Active 141 DOM
34. 2026-10-05
    days on market $46,900 Active 140 DOM
35. 2026-10-04
    days on market $46,900 Active 139 DOM
36. 2026-10-03
    days on market $46,900 Active 138 DOM
37. 2026-10-02
    days on market $46,900 Active 137 DOM
38. 2026-10-01
    days on market $46,900 Active 136 DOM
39. 2026-09-30
    days on market $46,900 Active 135 DOM
40. 2026-09-29
    days on market $46,900 Active 134 DOM
41. 2026-09-28
    days on market $46,900 Active 133 DOM
42. 2026-09-27
    days on market $46,900 Active 132 DOM
43. 2026-09-26
    days on market $46,900 Active 131 DOM
44. 2026-09-25
    days on market $46,900 Active 130 DOM
45. 2026-09-24
    days on market $46,900 Active 129 DOM
46. 2026-09-23
    days on market $46,900 Active 128 DOM
47. 2026-09-21
    days on market $46,900 Active 126 DOM
48. 2026-09-20
    days on market $46,900 Active 125 DOM
49. 2026-09-19
    days on market $46,900 Active 124 DOM
50. 2026-09-18
    days on market $46,900 Active 123 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $12,636
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,364
• Taxable income: $5,685
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $4,729/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.

Condition & rehab AI · 17 photos

Good 80/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

This newly remodeled home features updated kitchens and bathrooms, new flooring, and fresh paint, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both New flooring in living areas — Enhances living space and adds value ↑
• Both New lighting fixtures — Improves ambiance and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Williams Elementary School F MI #735/1,397 Nat'l #22,904/41,679 Middle Jonesville Middle School F MI #278/493 Nat'l #7,347/14,009 High Jonesville High School F MI #372/713 Nat'l #9,639/17,239

Schools (NCES district)

• District: Jonesville Community Schools
• NCES district ID: 2619920
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $45,333
• Composite: 29.45/100
• National rank: #6514
• State rank: #297 of 540 in MI

B Composite livability gradescore 71/100

Livability — Jonesville

• Score: 71/100
• State rank: #267
• US rank: #6589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesville, MI
• County: Hillsdale · 43,704 people
• Population (ZIP): 5,674
• Household income: $61,918
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 19% of renters

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Population outlook (Hillsdale County) Hauer SSP2

• Today (2025): 43,704 people
• By 2030: 41,996 · -3.9%
• By 2040: 38,019 · -13.0%
• By 2050: 34,095 · -22.0%
• By 2075: 25,897 · -40.7%
• By 2100: 18,746 · -57.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2%
• Languages at home: 99% English-only · Spanish 1%

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Political lean MEDSL · Hillsdale

• 2024 margin: Solid R (+51.4) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.0pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.9 2016: R+46.8 2012: R+24.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.46%
• Current HPI: 221.7044
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterNatural gasElectric service (standard)
• Home design: Manufactured home in an MH parkSingle-story
• Construction: Built in 1979Piers foundation
• Exterior features: Paved street accessFrontage approximately 26 feet

Interior

• Kitchen: Kitchen on the entry level (approx. 18 x 13)
• Bedrooms: Two bedrooms on the entry level (approx. 13 x 13 and 10 x 8)
• Bathrooms: One full bathroom on the entry level (approx. 8 x 7)
• Heating & cooling: Forced air heatingNatural gas fuel
• Interior features: Total of 4 rooms

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $46,900 REALCOMP
• 2026-05-18 Listed $46,900 MiRealSource-MiMLS