1743 David Pl · Traverse City, MI 49686

$84,500

3 bd · 1.0 ba · 1,612 sqft · Other public records · 16 Days on market

Built 1988 Fair condition

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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
• Livability +4.5/5.0
• Schools +4.4/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a corner lot with 2 parking areas. Different layout than most double wides in Kings Court. The is a wonderful side porch that takes you inside to a mud room. Once you are inside there is nothing but space! Plenty of cabinets, kitchen island-breakfast bar. 3 bedrooms, 2 full baths with approx 1,612 sq. ft in this 1988 Crystal Valley . Extras are, corner fireplace, metal rood, shed, flower gardens, pantry. Lot rent currently $841.00 room size approx. No Central Air. Must be approved to live in park, pets welcome, dog on property.

Key facts

• Parking areas
• Side porch
• Kitchen island

Tags

• CORNER LOT
• PARKING AREAS
• SIDE PORCH
• MUD ROOM
• KITCHEN ISLAND
• BREAKFAST BAR

Property features AI

Finance

• Other: Pets allowed; Corner lot; Subdivision: KINGS COURT
• HOA & community: Association fee includes trash

Exterior

• Utilities: Public water; Shared septic
• Home design: Single family residence; One story
• Construction: Vinyl siding; 1,612 above-grade finished square feet
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Range
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Pantry; Basement: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 1.7% in Traverse City — 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 91/100 on livability (#4 in MI, #46 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Traverse City Area Public Schools (town): math 45% / reading 56% proficiency, ranked #94 of 540 in MI (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 322 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 883 units permitted in Grand Traverse County in 2024 (501 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grand Traverse County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($83k) 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 $83,232 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.53% ✓
• Cap rate: 23.24%
• Cash-on-cash: 60.53%
• DSCR: 3.69
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 56.0%
• Equity multiple: 3.37×
• Total profit: $56,029
• Equity at exit: $12,599

10-year hold

• IRR: 60.0%
• Equity multiple: 6.17×
• Total profit: $122,357
• Equity at exit: $7,306

Cash invested: $23,660 (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 49686

• Rents YoY: -0.5%
• Active inventory: 322
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$443
• Tax from tax record: −$17 /mo · $210/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $1,193

Break-even live

Break-even rent $628

Max offer price $84,500

Occupancy floor 39%

Sensitivity live

Price	-10% $1,241	-5% $1,217	+0% $1,193	+5% $1,170	+10% $1,146
Rent	-10% $1,024	-5% $1,109	+0% $1,193	+5% $1,278	+10% $1,362
Rate	-1.0pp $1,236	-0.5pp $1,215	base $1,193	+0.5pp $1,172	+1.0pp $1,149

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1585 Ray Blvd Traverse City, MI	3.0	2.0	1246	$1,699	$1.36	44d	1	0.30mi
1555 Ridge Blvd Traverse City, MI	3.0	1.0–2.0	1059	$2,225	$2.10	45d	1	0.41mi
1555 Ridge Blvd Traverse City, MI	2.0	1.0–2.0	1063	$1,935	$1.82	44d	11	0.41mi
2944 Glen Dr Traverse City, MI	3.0	2.0	1165	$1,800	$1.55	44d	1	0.52mi
1021 Manitou Dr Unit 3 Bedroom/2 Bathroom Waitlist Traverse City, MI	3.0	2.0	1330	$2,000	$1.50	44d	1	0.85mi
1021 Manitou Dr Unit 2 Bedroom/1 Bathroom Waitlist Traverse City, MI	2.0	1.0	1056	$1,700	$1.61	44d	1	0.85mi
1560 Simsbury St Traverse City, MI	2.0–3.0	1.5–2.0	1293	$2,775	$2.15	44d	8	1.29mi
1542 Simsbury St #7 Traverse City, MI	3.0	2.0	1446	$2,775	$1.92	44d	1	1.31mi

Listing history 12 events

1. 2026-06-19
   days on market $84,500 Active 16 DOM
2. 2026-06-18
   days on market $84,500 Active 15 DOM
3. 2026-06-17
   days on market $84,500 Active 14 DOM
4. 2026-06-16
   days on market $84,500 Active 13 DOM
5. 2026-06-16
   price $84,500 Active 12 DOM
6. 2026-06-15
   days on market $86,500 Active 12 DOM
7. 2026-06-14
   days on market $86,500 Active 10 DOM
8. 2026-06-12
   days on market $86,500 Active 9 DOM
9. 2026-06-09
   days on market $86,500 Active 6 DOM
10. 2026-06-08
    days on market $86,500 Active 5 DOM
11. 2026-06-07
    remarks 544-char remark
12. 2026-06-07
    listed $86,500 Active 4 DOM

ⓘ 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: $210 · $17/mo
• Projected year-2 tax: $756 · $63/mo
• Expected delta: +$546/yr (+$45/mo · 259.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,660
• − Mortgage interest: −$4,733
• − Property taxes: −$210
• − Insurance: −$422
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$2,458
• Taxable income: $13,730
• Est. tax owed @ 24.0%: −$3,295
• After-tax cash flow: $11,026/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 property requires moderate renovations to update the kitchen and bathrooms, which will significantly increase its value for both resale and rental purposes.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen countertops — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate bathroom tile — dated and worn

Value-add opportunities

• Both update kitchen cabinets, countertops, and appliances — modernizing the kitchen will increase both resale and rental value
• Both update bathrooms with new fixtures and tile — modernizing the bathrooms will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
bathroom tile · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both update kitchen cabinets, countertops, and appliances — modernizing the kitchen will increase both resale and rental value ↑
• Both update bathrooms with new fixtures and tile — modernizing the bathrooms will increase both resale and rental 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: Traverse City Area Public Schools
• NCES district ID: 2633870
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $53,645
• Composite: 43.51/100
• National rank: #2990
• State rank: #94 of 540 in MI

Livability — Traverse City

• Score: 91/100
• State rank: #4
• US rank: #46

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grand Traverse County · 47,077 people
• City population: 47,077
• Metro: Traverse City, MI
• Population (ZIP): 25,492
• Household income: $71,609
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 676.0

Population outlook (Grand Traverse County) Hauer SSP2

• Today (2025): 102,241 people
• By 2030: 107,172 · +4.8%
• By 2040: 115,676 · +13.1%
• By 2050: 122,377 · +19.7%
• By 2075: 136,554 · +33.6%
• By 2100: 137,871 · +34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grand Traverse

• 2024 margin: Toss-up / Even · D 48.3% · R 50.1% · Other 1.6%
• 2008→2024 swing: +1.3pp toward D · 2008: -3.0pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+3.0 2016: R+12.5 2012: R+11.8 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.28%
• Current HPI: 352.4866
• Rent YoY: ▼ -0.49%
• Metro: Traverse City, 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $86,500 REALCOMP
• 2026-06-03 Listed $86,500 MiRealSource-MiMLS

Property tax history

-8.2%/yr

Latest (2025): $210 · -8.2% YoY. Source: county tax records.