612 Holly Ct · Jonesville, MI 49250

$46,900

2 bd · 1.0 ba · 980 sqft · SingleFamily · 32 Days on market

Built 1979 Good condition 754 sqft lot Est $51k · 8% under

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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
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• 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

Property features AI

Finance

• Other: Directions: US-12 to Jonesville, turn into Evergreen Estates, follow Spruce Drive to Holly Court; Cross street: Spruce Drive

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Metal siding; Pillar/post/pier foundation; 980 above-grade finished area
• Exterior features: Paved road access; Lot dimensions approximately 26 x 29 (units listed as acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Total of 3 rooms

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 $490 ($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: $45k (3.0% 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: schools C-, amenities F, commute 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.
• Market conditions: 25 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 32 days — a 3% lower offer ($45k) 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 $45,493 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1979 — 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: 2.20% ✓
• Cap rate: 18.84%
• Cash-on-cash: 44.81%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $50,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Holly Ct	0.01mi	2/1.0	1,104 (+13%)	18mo	$57,000	$52	63
143 Pine Dr	0.07mi	2/1.0	858 (-12%)	24mo	$19,000	$22	56
147 Jermaine St	0.43mi	2/1.0	890 (-9%)	23mo	$155,500	$175	45

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: 41.9%
• Equity multiple: 2.80×
• Total profit: $23,648
• Equity at exit: $6,993

10-year hold

• IRR: 48.0%
• Equity multiple: 5.64×
• Total profit: $60,872
• 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 →

ZIP-level market 49250

• Home prices YoY: -22.2%
• Active inventory: 25
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $490

Break-even live

Break-even rent $410

Max offer price $46,900

Occupancy floor 47%

Sensitivity live

Price	-10% $523	-5% $507	+0% $490	+5% $474	+10% $458
Rent	-10% $409	-5% $450	+0% $490	+5% $531	+10% $572
Rate	-1.0pp $514	-0.5pp $502	base $490	+0.5pp $478	+1.0pp $466

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
• 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	1100	$1,031	$0.94	44d	1	0.86mi

Listing history 18 events

1. 2026-06-19
   days on market $46,900 Active 32 DOM
2. 2026-06-18
   days on market $46,900 Active 31 DOM
3. 2026-06-17
   days on market $46,900 Active 30 DOM
4. 2026-06-16
   days on market $46,900 Active 29 DOM
5. 2026-06-15
   days on market $46,900 Active 28 DOM
6. 2026-06-14
   days on market $46,900 Active 26 DOM
7. 2026-06-12
   days on market $46,900 Active 25 DOM
8. 2026-06-09
   days on market $46,900 Active 22 DOM
9. 2026-06-08
   days on market $46,900 Active 21 DOM
10. 2026-06-07
    days on market $46,900 Active 20 DOM
11. 2026-06-07
    days on market $46,900 Active 19 DOM
12. 2026-06-04
    days on market $46,900 Active 16 DOM
13. 2026-06-02
    days on market $46,900 Active 15 DOM
14. 2026-06-01
    days on market $46,900 Active 14 DOM
15. 2026-05-31
    days on market $46,900 Active 13 DOM
16. 2026-05-31
    days on market $46,900 Active 12 DOM
17. 2026-05-18
    listed $46,900 Active

    Show marketing remark (706 chars)

    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.

18. 2026-05-18
    listed $46,900 Active 706-char remark

    Show marketing remark (706 chars)

    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.

ⓘ 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 2/10 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: $12,372
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,364
• Taxable income: $5,463
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $4,573/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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
• Population (ZIP): 5,674

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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

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

+0.0% since first listed

2 events — show timeline

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