1304 Powder Horn Dr · Mount Pleasant, MI 48858

$80,000

3 bd · 2.0 ba · 1,404 sqft · Other · 130 Days on market

Built 2021

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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
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Summerhill Village. .. Lets talk about comfort, convenience and a peaceful setting. This 3 bedroom 2 bathroom is ready for its new owners. Inside you will enjoy the comforts of central air, open kitchen overlooking the living space. The large island is great for baking and can we talk about the large pantry? The main bedroom has a massive walk- in- closet with built -in storage. Summerhill Community offers a new Clubhouse that includes a playground, dog park and outdoor space and is ideal for your private parties and gatherings. Public transportation is available. All village infrastructure (water, sewer and internet lines) has been updated. Lot Rent is $460

Key facts

• Built in storage
• Large island
• Large pantry

Tags

• CENTRAL AIR
• OPEN KITCHEN
• LARGE ISLAND
• LARGE PANTRY
• WALK IN CLOSET
• BUILT IN STORAGE

Property features AI

Exterior

• Utilities: Public water; Shared septic
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Pillar/post/pier foundation; Built area above grade: 1,404 square feet
• Exterior features: Shed(s); Pets allowed

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Entrance foyer; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.4% in Mount Pleasant — 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 82/100 on livability (#55 in MI, #1,063 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime C-, employment F.
• Mt. Pleasant City School District (town): math 33% / reading 48% proficiency, ranked #229 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.9%/yr); 249 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.69% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.21×
• Total profit: $27,000
• Equity at exit: $11,928

10-year hold

• IRR: 37.6%
• Equity multiple: 5.39×
• Total profit: $98,342
• Equity at exit: $6,917

Cash invested: $22,400 (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 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 249
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $515

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 S Mission Rd Mt Pleasant, MI	2.0–4.0	2.0	1264	$1,332	$1.05	43d	4	0.14mi

Listing history 50 events

1. 2026-06-19
   days on market $80,000 Active 130 DOM
2. 2026-06-18
   days on market $80,000 Active 129 DOM
3. 2026-06-17
   days on market $80,000 Active 128 DOM
4. 2026-06-16
   days on market $80,000 Active 127 DOM
5. 2026-06-15
   days on market $80,000 Active 126 DOM
6. 2026-06-14
   days on market $80,000 Active 124 DOM
7. 2026-06-12
   days on market $80,000 Active 123 DOM
8. 2026-06-09
   days on market $80,000 Active 120 DOM
9. 2026-06-08
   days on market $80,000 Active 119 DOM
10. 2026-06-07
    days on market $80,000 Active 118 DOM
11. 2026-06-05
    days on market $80,000 Active 115 DOM
12. 2026-06-03
    days on market $80,000 Active 114 DOM
13. 2026-06-02
    days on market $80,000 Active 113 DOM
14. 2026-06-01
    days on market $80,000 Active 112 DOM
15. 2026-05-31
    days on market $80,000 Active 111 DOM
16. 2026-05-30
    days on market $80,000 Active 110 DOM
17. 2026-02-09
    listed $80,000 Active

    Show marketing remark (677 chars)

    Welcome to Summerhill Village. .. Lets talk about comfort, convenience and a peaceful setting. This 3 bedroom 2 bathroom is ready for its new owners. Inside you will enjoy the comforts of central air, open kitchen overlooking the living space. The large island is great for baking and can we talk about the large pantry? The main bedroom has a massive walk- in- closet with built -in storage. Summerhill Community offers a new Clubhouse that includes a playground, dog park and outdoor space and is ideal for your private parties and gatherings. Public transportation is available. All village infrastructure (water, sewer and internet lines) has been updated. Lot Rent is $460

18. 2026-02-09
    listed $80,000 Active 677-char remark

    Show marketing remark (677 chars)

    Welcome to Summerhill Village. .. Lets talk about comfort, convenience and a peaceful setting. This 3 bedroom 2 bathroom is ready for its new owners. Inside you will enjoy the comforts of central air, open kitchen overlooking the living space. The large island is great for baking and can we talk about the large pantry? The main bedroom has a massive walk- in- closet with built -in storage. Summerhill Community offers a new Clubhouse that includes a playground, dog park and outdoor space and is ideal for your private parties and gatherings. Public transportation is available. All village infrastructure (water, sewer and internet lines) has been updated. Lot Rent is $460

19. 2024-11-01
    historical
20. 2024-10-31
    historical
21. 2024-08-29
    price $77,000
22. 2024-08-28
    price $77,000
23. 2024-08-28
    price $77,000
24. 2024-08-22
    historical
25. 2024-06-23
    price $85,000
26. 2024-06-23
    price $85,000
27. 2024-06-22
    price $85,000
28. 2024-06-22
    price $85,000
29. 2024-04-02
    listed $88,000 Active
30. 2024-04-02
    listed $88,000 Active
31. 2024-04-02
    listed $88,000 Active
32. 2024-04-01
    historical
33. 2024-03-31
    historical
34. 2024-02-23
    price $88,000
35. 2024-02-23
    price $88,000
36. 2024-02-22
    price $88,000
37. 2024-01-31
    price $88,500
38. 2024-01-30
    price $88,500
39. 2024-01-30
    price $88,500
40. 2023-12-05
    historical
41. 2023-12-05
    listed $89,000 Active
42. 2023-12-05
    listed $89,000 Active
43. 2023-12-05
    historical
44. 2023-11-01
    price $89,000
45. 2023-11-01
    price $89,000
46. 2023-11-01
    price $89,000
47. 2023-10-21
    price $90,000
48. 2023-10-20
    price $90,000
49. 2023-10-20
    price $90,000
50. 2023-09-27
    listed $95,000 Active

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

Taxation est. · year 1

• Rental income: $16,221
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,327
• Taxable income: $5,217
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $4,928/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: Mt. Pleasant City School District
• NCES district ID: 2624750
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $32,344
• Composite: 33.16/100
• National rank: #5548
• State rank: #229 of 540 in MI

Livability — Mount Pleasant

• Score: 82/100
• State rank: #55
• US rank: #1063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Isabella County · 42,226 people
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2381.0

Population outlook (Isabella County) Hauer SSP2

• Today (2025): 75,111 people
• By 2030: 77,600 · +3.3%
• By 2040: 79,890 · +6.4%
• By 2050: 81,568 · +8.6%
• By 2075: 86,602 · +15.3%
• By 2100: 92,201 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 6% Hispanic / Latino 5% Native American 4% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 0%

Political lean MEDSL · Isabella

• 2024 margin: Lean R (+7.5) · D 45.5% · R 53.0% · Other 1.6%
• 2008→2024 swing: -26.7pp toward R · 2008: 19.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+2.5 2016: R+3.7 2012: D+9.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.75%
• Current HPI: 206.1153
• Rent YoY: ▲ 16.89%
• Metro: Mount Pleasant, 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

+1.7% since first listed

37 events — show timeline

• 2026-02-09 Listed $80,000 REALCOMP
• 2026-02-09 Listed $80,000 MiRealSource-MiMLS
• 2024-11-01 Listing Removed — MiRealSource-MiMLS
• 2024-10-31 Listing Removed — REALCOMP
• 2024-08-29 Price Changed $77,000 MiRealSource-MiMLS
• 2024-08-28 Price Changed $77,000 REALCOMP
• 2024-08-28 Price Changed $77,000 SW Michigan MLS
• 2024-08-22 Listing Removed — MiRealSource-MiMLS
• 2024-06-23 Price Changed $85,000 MiRealSource-MiMLS
• 2024-06-23 Price Changed $85,000 MiRealSource-MiMLS
• 2024-06-22 Price Changed $85,000 REALCOMP
• 2024-06-22 Price Changed $85,000 SW Michigan MLS
• 2024-04-02 Listed $88,000 MiRealSource-MiMLS
• 2024-04-02 Listed $88,000 MiRealSource-MiMLS
• 2024-04-02 Listed $88,000 REALCOMP
• 2024-04-01 Listing Removed — MiRealSource-MiMLS
• 2024-03-31 Listing Removed — REALCOMP
• 2024-02-23 Price Changed $88,000 MiRealSource-MiMLS
• 2024-02-23 Price Changed $88,000 REALCOMP
• 2024-02-22 Price Changed $88,000 SW Michigan MLS
• 2024-01-31 Price Changed $88,500 MiRealSource-MiMLS
• 2024-01-30 Price Changed $88,500 REALCOMP
• 2024-01-30 Price Changed $88,500 SW Michigan MLS
• 2023-12-05 Listing Removed — MiRealSource-MiMLS
• 2023-12-05 Listed $89,000 MiRealSource-MiMLS
• 2023-12-05 Listed $89,000 REALCOMP
• 2023-12-05 Listing Removed — REALCOMP
• 2023-11-01 Price Changed $89,000 MiRealSource-MiMLS
• 2023-11-01 Price Changed $89,000 REALCOMP
• 2023-11-01 Price Changed $89,000 SW Michigan MLS
• 2023-10-21 Price Changed $90,000 MiRealSource-MiMLS
• 2023-10-20 Price Changed $90,000 REALCOMP
• 2023-10-20 Price Changed $90,000 SW Michigan MLS
• 2023-09-27 Listed $95,000 MiRealSource-MiMLS
• 2023-09-27 Listed $95,000 REALCOMP
• 2021-06-25 Sold (MLS) $78,699 REALCOMP
• 2021-06-03 Listed $78,699 REALCOMP