5180 Birch Island Dr · Barryton, MI 49305

$59,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 3 Days on market

Built 1986 0.25 ac lot $65/sqft · 25% below area Est $97k · 38% under $21/mo HOA · 2% of rent

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers a great opportunity to get near the water at an affordable price, whether you're looking for a full-time place or a weekend getaway. Inside, the home is comfortable and ready to enjoy, with space to make it your own over time. Outside, the 2-stall garage is a huge bonus, perfect for vehicles, storage, or all your lake gear. With lake access just a short distance away, you can spend your days boating, fishing, or simply relaxing by the water.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1986

Property features AI

Finance

• HOA & community: Annual association fee of $250

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Ranch style; Residential property
• Construction: Built in 1986; Aluminum siding
• Exterior features: Located on Tubbs Lake; 0.25-acre lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Wall furnace; Other heating
• Interior features: Six total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $60k).
• Cap rate 11.5% vs local median 3.0% in Barryton — 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 57/100 on livability (#640 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Chippewa Hills School District (rural): math 24% / reading 42% proficiency, ranked #324 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $59,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.47% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

• ARV (median comp): $97,257
• List price: $59,900
• Delta: -38.41%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5395 Birch Island Dr	0.14mi	2/1.0	890 (-4%)	14mo	$65,000	$73	76
5399 Birch Island Dr	0.14mi	3/1.5 (+1)	922 (-0%)	16mo	$85,000	$92	73
5376 Point Dr	0.27mi	3/1.5 (+1)	860 (-7%)	20mo	$87,000	$101	52

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $7,022
• Equity at exit: $8,931

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $27,728
• Equity at exit: $5,179

Cash invested: $16,772 (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 49305

• Home prices YoY: -26.3%
• Active inventory: 33
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$21
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $262

Break-even live

Break-even rent $551

Max offer price $59,900

Occupancy floor 65%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 6 events

1. 2026-05-10
   status Pending 462-char remark

   Show marketing remark (462 chars)

   This home offers a great opportunity to get near the water at an affordable price, whether you're looking for a full-time place or a weekend getaway. Inside, the home is comfortable and ready to enjoy, with space to make it your own over time. Outside, the 2-stall garage is a huge bonus, perfect for vehicles, storage, or all your lake gear. With lake access just a short distance away, you can spend your days boating, fishing, or simply relaxing by the water.

2. 2026-05-10
   status Pending 462-char remark

   Show marketing remark (462 chars)

   This home offers a great opportunity to get near the water at an affordable price, whether you're looking for a full-time place or a weekend getaway. Inside, the home is comfortable and ready to enjoy, with space to make it your own over time. Outside, the 2-stall garage is a huge bonus, perfect for vehicles, storage, or all your lake gear. With lake access just a short distance away, you can spend your days boating, fishing, or simply relaxing by the water.

3. 2026-05-10
   status Pending

   Show marketing remark (462 chars)

   This home offers a great opportunity to get near the water at an affordable price, whether you're looking for a full-time place or a weekend getaway. Inside, the home is comfortable and ready to enjoy, with space to make it your own over time. Outside, the 2-stall garage is a huge bonus, perfect for vehicles, storage, or all your lake gear. With lake access just a short distance away, you can spend your days boating, fishing, or simply relaxing by the water.

4. 2026-05-06
   listed $59,900 Active 462-char remark

   Show marketing remark (462 chars)

   This home offers a great opportunity to get near the water at an affordable price, whether you're looking for a full-time place or a weekend getaway. Inside, the home is comfortable and ready to enjoy, with space to make it your own over time. Outside, the 2-stall garage is a huge bonus, perfect for vehicles, storage, or all your lake gear. With lake access just a short distance away, you can spend your days boating, fishing, or simply relaxing by the water.

5. 2026-05-06
   listed $59,900 Active 462-char remark

   Show marketing remark (462 chars)

   This home offers a great opportunity to get near the water at an affordable price, whether you're looking for a full-time place or a weekend getaway. Inside, the home is comfortable and ready to enjoy, with space to make it your own over time. Outside, the 2-stall garage is a huge bonus, perfect for vehicles, storage, or all your lake gear. With lake access just a short distance away, you can spend your days boating, fishing, or simply relaxing by the water.

6. 2026-05-06
   listed $59,900 Active

   Show marketing remark (462 chars)

   This home offers a great opportunity to get near the water at an affordable price, whether you're looking for a full-time place or a weekend getaway. Inside, the home is comfortable and ready to enjoy, with space to make it your own over time. Outside, the 2-stall garage is a huge bonus, perfect for vehicles, storage, or all your lake gear. With lake access just a short distance away, you can spend your days boating, fishing, or simply relaxing by the water.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,590
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$847
• − Management: −$847
• − HOA: −$252
• − Depreciation: −$1,743
• Taxable income: $2,348
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $2,583/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: Chippewa Hills School District
• NCES district ID: 2609560
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $43,598
• Composite: 28.01/100
• National rank: #6849
• State rank: #324 of 540 in MI

Livability — Barryton

• Score: 57/100
• State rank: #640
• US rank: #21642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,487
• Population (ZIP): 2,487

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 3%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.51%
• Current HPI: 183.426
• 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

10 events — show timeline

• 2026-05-29 Sold (Public Records) $59,900 Public Records
• 2026-05-29 Sold (MLS) $59,900 SW Michigan MLS
• 2026-05-29 Sold (MLS) $59,900 MiRealSource-MiMLS
• 2026-05-29 Sold (MLS) $59,900 REALCOMP
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — SW Michigan MLS
• 2026-05-06 Listed $59,900 REALCOMP
• 2026-05-06 Listed $59,900 SW Michigan MLS
• 2026-05-06 Listed $59,900 MiRealSource-MiMLS