1304 Powder Horn Dr · Union, MI 48858

$80,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily · 178 Days on market

Built 2021 Good condition $57/sqft · 24% below area Est $106k · 24% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +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.

Key facts

• Built in storage
• Large island
• Large pantry

Tags

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $537 ($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 14.3% vs local median 4.8% in Union — 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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Pullen Elementary School (327 students, 68% FRL); Fancher School (math 44% / reading 56%, grade D+, #371 of 1,397 statewide, top 27%, 406 students, 47% FRL); Mt Pleasant Senior High School (math 42% / reading 57%, grade D, #154 of 713 statewide, top 25%, 1,058 students, 42% FRL) — zoned schools average 53% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.9%/yr); 320 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 178 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 178 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. 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: 1.72% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.74%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $105,829
• List price: $80,000
• Delta: -24.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 Pebble Crk	0.08mi	3/2.0	1,404 (0%)	5mo	$75,000	$53	92
1259 Concord	0.10mi	3/2.0	1,456 (+4%)	3mo	$81,000	$56	87
1024 Pebble Crk	0.08mi	3/2.0	1,478 (+5%)	2mo	$77,000	$52	86
1035 Pebble Crk	0.11mi	3/2.0	1,456 (+4%)	21mo	$60,000	$41	71
1232 Liberty Ct	0.09mi	4/2.0 (+1)	1,568 (+12%)	3mo	$102,400	$65	69
1029 Pebble Creek Dr	0.11mi	4/2.0 (+1)	1,216 (-13%)	3mo	$22,500	$19	65
1039 Pebble Crk	0.11mi	4/2.0 (+1)	1,512 (+8%)	16mo	$80,000	$53	64
1145 Barnswood Ct	0.17mi	3/2.0	1,568 (+12%)	12mo	$110,000	$70	63
1073 Hemlock Dr	0.14mi	3/2.0	1,296 (-8%)	24mo	$67,500	$52	61
1003 Pebble Creek Ct	0.10mi	4/2.0 (+1)	1,568 (+12%)	12mo	$80,000	$51	61
5982 S Mission Rd	0.69mi	3/2.0	1,412 (+1%)	9mo	$159,000	$113	59

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.27×
• Total profit: $28,518
• Equity at exit: $11,928

10-year hold

• IRR: 38.9%
• Equity multiple: 5.56×
• Total profit: $102,089
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $92,500 ($75/sqft)
• Median days on market: 24 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +0.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 320
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $537

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $592	-5% $564	+0% $537	+5% $509	+10% $481
Rent	-10% $428	-5% $482	+0% $537	+5% $591	+10% $645
Rate	-1.0pp $577	-0.5pp $557	base $537	+0.5pp $516	+1.0pp $495

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
• Club membership (one-time): —
• 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	93d	4	0.14mi

Property features AI

Exterior

• Utilities: Public waterShared septic
• Home design: Single-family residenceOne story
• Construction: Vinyl sidingPillar/post/pier foundationBuilt area above grade: 1,404 square feet
• Exterior features: Shed(s)Pets allowed

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fan(s)Forced air heatingNatural gas heating
• Interior features: Entrance foyerSeven total rooms

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 178 DOM
2. 2026-08-07
   days on market $80,000 Active 177 DOM
3. 2026-08-06
   days on market $80,000 Active 176 DOM
4. 2026-08-05
   days on market $80,000 Active 175 DOM
5. 2026-08-04
   days on market $80,000 Active 174 DOM
6. 2026-08-03
   days on market $80,000 Active 173 DOM
7. 2026-07-31
   days on market $80,000 Active 170 DOM
8. 2026-07-30
   days on market $80,000 Active 169 DOM
9. 2026-07-29
   days on market $80,000 Active 168 DOM
10. 2026-07-27
    days on market $80,000 Active 166 DOM
11. 2026-07-25
    days on market $80,000 Active 164 DOM
12. 2026-07-24
    days on market $80,000 Active 163 DOM
13. 2026-07-23
    days on marketlisting id $80,000 Active 162 DOM
14. 2026-07-23
    days on market $80,000 Active 164 DOM
15. 2026-07-22
    days on market $80,000 Active 163 DOM
16. 2026-07-21
    days on market $80,000 Active 162 DOM
17. 2026-07-18
    days on market $80,000 Active 159 DOM
18. 2026-07-16
    days on market $80,000 Active 157 DOM
19. 2026-07-16
    days on market $80,000 Active 156 DOM
20. 2026-07-14
    days on market $80,000 Active 155 DOM
21. 2026-07-13
    days on market $80,000 Active 154 DOM
22. 2026-07-12
    days on market $80,000 Active 153 DOM
23. 2026-07-11
    days on market $80,000 Active 152 DOM
24. 2026-07-10
    days on market $80,000 Active 151 DOM
25. 2026-07-09
    days on market $80,000 Active 150 DOM
26. 2026-07-08
    days on market $80,000 Active 149 DOM
27. 2026-07-07
    days on market $80,000 Active 148 DOM
28. 2026-07-06
    days on market $80,000 Active 147 DOM
29. 2026-07-05
    days on market $80,000 Active 146 DOM
30. 2026-07-04
    days on market $80,000 Active 145 DOM
31. 2026-07-03
    days on market $80,000 Active 144 DOM
32. 2026-07-02
    days on market $80,000 Active 143 DOM
33. 2026-07-01
    days on market $80,000 Active 142 DOM
34. 2026-06-30
    days on market $80,000 Active 141 DOM
35. 2026-06-29
    days on market $80,000 Active 140 DOM
36. 2026-06-28
    days on market $80,000 Active 139 DOM
37. 2026-06-27
    days on market $80,000 Active 138 DOM
38. 2026-06-26
    days on market $80,000 Active 136 DOM
39. 2026-06-22
    days on market $80,000 Active 133 DOM
40. 2026-06-21
    days on market $80,000 Active 132 DOM
41. 2026-06-19
    days on market $80,000 Active 130 DOM
42. 2026-06-18
    days on market $80,000 Active 129 DOM
43. 2026-06-17
    days on market $80,000 Active 128 DOM
44. 2026-06-16
    days on market $80,000 Active 127 DOM
45. 2026-06-15
    days on market $80,000 Active 126 DOM
46. 2026-06-14
    days on market $80,000 Active 124 DOM
47. 2026-06-12
    days on market $80,000 Active 123 DOM
48. 2026-06-09
    days on market $80,000 Active 120 DOM
49. 2026-06-08
    days on market $80,000 Active 119 DOM
50. 2026-06-07
    days on market $80,000 Active 118 DOM

ⓘ 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: $16,548
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,327
• Taxable income: $5,492
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $5,120/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,020–$21,060 screening

This home is in good condition with some minor repairs and maintenance needed. It is move-in ready and has a good resale and rental value.

Repairs flagged

• Minor Paint — Some wear on interior walls
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Rental Landscaping — Well-maintained landscaping can attract more renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Ganiard School Middle Fancher School D+ MI #371/1,397 Nat'l #12,529/41,679 High Mt Pleasant Senior High School D MI #154/713 Nat'l #5,677/17,239

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 — Union

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

Census & demographics

• County: Isabella County · 75,111 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Utilities: Public waterShared septic
• Home design: Single-family residenceOne story
• Construction: Vinyl sidingPillar/post/pier foundationBuilt area above grade: 1,404 square feet
• Exterior features: Shed(s)Pets allowed

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fan(s)Forced air heatingNatural gas heating
• Interior features: Entrance foyerSeven total rooms

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