9691 Stoneypointe Dr · Ira, MI 48023

$29,900

3 bd · 2.0 ba · 1,534 sqft · SingleFamily · 49 Days on market

Built 1997 Fair condition 3,000 sqft lot $19/sqft · 90% below area $638/mo HOA · 35% of rent

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO THE SHORES OF ANCHOR BAY, JUST OUTSIDE OF NEW BALTIMORE! THIS 3 BEDROOM, 2 FULL BATH RANCH IS READY FOR IT'S NEW OWNER. THERE'S AN UPDATED FURANCE AND WATER HEATER. ALL APPLIANCES ARE INCLUDED. ANCHOR BAY SCHOOLS. KEYS AT CLOSING. CALL TODAY FOR A PRIVATE SHOWING!

Key facts

• 3,000 sq ft lot
• Community pool
• Built 1997

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $638; HOA covers grounds maintenance, trash, and water

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Community pool; Community clubhouse; Paved road access; Lot approximately 30 x 100

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Disposal
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas fireplace in the living room; Crawl space basement; Laundry room
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 36 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• St. Clair County population projected at -20% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($29k) 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 6.18% ✓
• Cap rate: 31.01%
• Cash-on-cash: 88.29%
• DSCR: 4.93
• GRM: 1.3

CMA / ARV

• ARV (median comp): $304,278
• List price: $29,900
• Delta: -90.17%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10520 Frontenay Ct	0.55mi	3/2.0	1,568 (+2%)	24mo	$142,000	$91	51
6802 Church Rd	0.75mi	3/2.0	1,618 (+6%)	8mo	$330,000	$204	49
10425 LE Grande Blvd	0.31mi	3/1.5	1,344 (-12%)	23mo	$129,000	$96	43

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: 89.3%
• Equity multiple: 5.16×
• Total profit: $34,807
• Equity at exit: $4,458

10-year hold

• IRR: 92.4%
• Equity multiple: 10.86×
• Total profit: $82,533
• Equity at exit: $2,585

Cash invested: $8,372 (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 48023

• Home prices YoY: -18.6%
• Active inventory: 36
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$638
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $616

Break-even live

Break-even rent $1,069

Max offer price $29,900

Occupancy floor 62%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7061 Bethuy Rd Ira Township, MI	1.0–4.0	1.0–2.0	1204	$1,576	$1.31	3d	1	0.45mi
9769 Dixie Hwy Ira Township, MI	3.0	2.0	1056	$2,500	$2.37	24d	1	0.94mi

HOA detail

• Monthly dues: $638 · $7,656/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-18
   days on market $29,900 Active 49 DOM
2. 2026-06-17
   days on market $29,900 Active 48 DOM
3. 2026-06-16
   days on market $29,900 Active 47 DOM
4. 2026-06-15
   days on market $29,900 Active 46 DOM
5. 2026-06-13
   days on market $29,900 Active 44 DOM
6. 2026-06-09
   days on market $29,900 Active 40 DOM
7. 2026-06-08
   days on market $29,900 Active 39 DOM
8. 2026-06-07
   days on market $29,900 Active 38 DOM
9. 2026-06-04
   days on market $29,900 Active 35 DOM
10. 2026-06-03
    days on market $29,900 Active 34 DOM
11. 2026-06-02
    days on market $29,900 Active 33 DOM
12. 2026-06-01
    days on market $29,900 Active 32 DOM
13. 2026-05-31
    days on market $29,900 Active 31 DOM
14. 2026-04-30
    listed $29,900 Active 275-char remark

    Show marketing remark (275 chars)

    WELCOME TO THE SHORES OF ANCHOR BAY, JUST OUTSIDE OF NEW BALTIMORE! THIS 3 BEDROOM, 2 FULL BATH RANCH IS READY FOR IT'S NEW OWNER. THERE'S AN UPDATED FURANCE AND WATER HEATER. ALL APPLIANCES ARE INCLUDED. ANCHOR BAY SCHOOLS. KEYS AT CLOSING. CALL TODAY FOR A PRIVATE SHOWING!

15. 2026-04-30
    listed $29,900 Active 275-char remark

    Show marketing remark (275 chars)

    WELCOME TO THE SHORES OF ANCHOR BAY, JUST OUTSIDE OF NEW BALTIMORE! THIS 3 BEDROOM, 2 FULL BATH RANCH IS READY FOR IT'S NEW OWNER. THERE'S AN UPDATED FURANCE AND WATER HEATER. ALL APPLIANCES ARE INCLUDED. ANCHOR BAY SCHOOLS. KEYS AT CLOSING. CALL TODAY FOR A PRIVATE SHOWING!

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,187
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$7,656
• − Depreciation: −$870
• Taxable income: $7,838
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $5,511/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including exterior siding, kitchen cabinets, bathroom fixtures, and flooring. Painting and updating these areas can significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering and discoloration
• Major kitchen cabinets — Older, dated design
• Major bathroom fixtures — Older, dated design
• Major flooring — Worn carpet, visible wear

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value
• Both Replace kitchen cabinets — Modern cabinets can significantly increase the home's appeal and value
• Both Replace bathroom fixtures — Up-to-date fixtures can improve the home's functionality and value
• Both Replace flooring — New flooring can improve the home's appearance and functionality, and can be a significant selling point

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
kitchen cabinets · Older, dated design	Major	$15,000–50,000
bathroom fixtures · Older, dated design	Major	$15,000–50,000
flooring · Worn carpet, visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Replace kitchen cabinets — Modern cabinets can significantly increase the home's appeal and value ↑
• Both Replace bathroom fixtures — Up-to-date fixtures can improve the home's functionality and value ↑
• Both Replace flooring — New flooring can improve the home's appearance and functionality, and can be a significant selling point ↑

ⓘ 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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — Ira

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,980

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3%
• Common ancestry: Romanian 16% Lithuanian 7% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.80%
• Current HPI: 200.5277
• 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

• 2026-04-30 Listed $29,900 MiRealSource-MiMLS
• 2026-04-30 Listed $29,900 REALCOMP