13158 Cinder Rd · Honor, MI 49617

$335,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 27 Days on market

Built 1979 20 ac lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 20 beautiful acres in Northern Michigan, this 3-bedroom, 1.5-bath mobile home offers the space, privacy, and peaceful setting youve been searching for. With 1,648 square feet of living space, the property features a scenic mix of wooded hardwoods and open cleared areas, creating the perfect opportunity to enjoy the outdoors and take in the natural surroundings. The expansive acreage also offers plenty of room for future possibilities and expansion while maintaining a quiet country feel. Located just 10 minutes from Beulah and stunning Crystal Lake, this property is also near Interlochen, the beaches of Lake Michigan, and the breathtaking scenery of Sleeping Bear Dunes National Lakeshore. Enjoy peaceful country living while remaining just 40 minutes from Traverse City for shopping, dining, and entertainment.

Key facts

• 20 beautiful acres
• Open cleared areas
• 20 acre lot

Tags

• 20 BEAUTIFUL ACRES
• SCENIC MIX OF WOODED HARDWOODS
• OPEN CLEARED AREAS
• NEAR BEACHES OF LAKE MICHIGAN

Property features AI

Exterior

• Parking: Detached heated 2-car garage; Garage parking
• Utilities: Private well water; Septic system; Cable available; Electric water heater
• Home design: Manufactured single-wide home; Residential property; Built in 1979
• Construction: Aluminum and vinyl siding; Block basement
• Exterior features: Porch; Shed; Wooded lot

Interior

• Kitchen: Dishwasher; Range/Oven; Microwave; Refrigerator; Freezer
• Bedrooms: First-floor bedroom (Main level) — 22 x 13, laminate flooring
• Flooring: Laminate flooring in bedroom and living room; Vinyl flooring in kitchen and laundry room
• Bathrooms: 2 total bathrooms (1 full bathroom and 1 lavatory)
• Heating & cooling: Forced air heating; LP/Propane gas fuel; Ceiling fans; Exhaust fan; Window air conditioning units; Electric water heater
• Interior features: Wood stove and electric fireplace; Fireplace; Walk-in closet; Window treatments; Great room; Pantry
• Laundry & utility: Washer; Dryer; Laundry room on main level (vinyl flooring); Intercom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $335k).
• Recommended offer: $330k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#354 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D, crime D-, amenities F.
• Benzie County Central Schools (rural): math 33% / reading 44% proficiency, ranked #234 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 110 units permitted in Benzie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Benzie County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.
• Current owner paid $110k; list at $335k implies a 206% gain — meaningful room to come down on a strong offer.

Recommended offer $329,975 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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. 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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-30,611
• Equity at exit: $49,950

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,970
• Equity at exit: $28,965

Cash invested: $93,800 (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 49617

• Active inventory: 54
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $371

Break-even live

Break-even rent $2,931

Max offer price $335,000

Occupancy floor 84%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 N Pioneer Rd Beulah, MI	2.0	1.0	1440	$3,400	$2.36	43d	1	1.50mi

Listing history 22 events

1. 2026-06-19
   days on market $335,000 Active 27 DOM
2. 2026-06-18
   days on market $335,000 Active 26 DOM
3. 2026-06-17
   days on market $335,000 Active 25 DOM
4. 2026-06-16
   days on market $335,000 Active 24 DOM
5. 2026-06-16
   price $335,000 Active 23 DOM
6. 2026-06-15
   days on market $350,000 Active 23 DOM
7. 2026-06-14
   days on market $350,000 Active 21 DOM
8. 2026-06-12
   days on market $350,000 Active 20 DOM
9. 2026-06-09
   days on market $350,000 Active 17 DOM
10. 2026-06-08
    days on market $350,000 Active 16 DOM
11. 2026-06-07
    days on market $350,000 Active 15 DOM
12. 2026-06-05
    days on market $350,000 Active 12 DOM
13. 2026-06-03
    days on market $350,000 Active 11 DOM
14. 2026-06-02
    days on market $350,000 Active 10 DOM
15. 2026-06-01
    days on market $350,000 Active 9 DOM
16. 2026-05-31
    days on market $350,000 Active 8 DOM
17. 2026-05-30
    days on market $350,000 Active 7 DOM
18. 2026-05-23
    listed $350,000 Active 825-char remark

    Show marketing remark (825 chars)

    Set on 20 beautiful acres in Northern Michigan, this 3-bedroom, 1.5-bath mobile home offers the space, privacy, and peaceful setting youve been searching for. With 1,648 square feet of living space, the property features a scenic mix of wooded hardwoods and open cleared areas, creating the perfect opportunity to enjoy the outdoors and take in the natural surroundings. The expansive acreage also offers plenty of room for future possibilities and expansion while maintaining a quiet country feel. Located just 10 minutes from Beulah and stunning Crystal Lake, this property is also near Interlochen, the beaches of Lake Michigan, and the breathtaking scenery of Sleeping Bear Dunes National Lakeshore. Enjoy peaceful country living while remaining just 40 minutes from Traverse City for shopping, dining, and entertainment.

19. 2026-05-23
    listed $350,000 Active

    Show marketing remark (825 chars)

    Set on 20 beautiful acres in Northern Michigan, this 3-bedroom, 1.5-bath mobile home offers the space, privacy, and peaceful setting youve been searching for. With 1,648 square feet of living space, the property features a scenic mix of wooded hardwoods and open cleared areas, creating the perfect opportunity to enjoy the outdoors and take in the natural surroundings. The expansive acreage also offers plenty of room for future possibilities and expansion while maintaining a quiet country feel. Located just 10 minutes from Beulah and stunning Crystal Lake, this property is also near Interlochen, the beaches of Lake Michigan, and the breathtaking scenery of Sleeping Bear Dunes National Lakeshore. Enjoy peaceful country living while remaining just 40 minutes from Traverse City for shopping, dining, and entertainment.

20. 2006-03-24
    soldstatus $109,500 257-char remark

    Show marketing remark (257 chars)

    Beautiful 18 acres with a 3 BR, 1.5 bath mobile home featuring large, wlll built expansion areas and a quality insuilated roof-over system. Well maintained home with fireplace, covered porch, two car garage, storage shed and greenhouse. Paved road frontage.

21. 2006-02-02
    listed $109,500 257-char remark

    Show marketing remark (257 chars)

    Beautiful 18 acres with a 3 BR, 1.5 bath mobile home featuring large, wlll built expansion areas and a quality insuilated roof-over system. Well maintained home with fireplace, covered porch, two car garage, storage shed and greenhouse. Paved road frontage.

22. 2005-03-02
    soldstatus $109,500

ⓘ 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 1/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − Depreciation: −$9,745
• Taxable loss: −$939
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $4,676/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: Benzie County Central Schools
• NCES district ID: 2604950
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $46,158
• Composite: 32.84/100
• National rank: #5616
• State rank: #234 of 540 in MI

Livability — Honor

• Score: 69/100
• State rank: #354
• US rank: #9021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,250

Population outlook (Benzie County) Hauer SSP2

• Today (2025): 17,179 people
• By 2030: 16,774 · -2.4%
• By 2040: 15,308 · -10.9%
• By 2050: 13,594 · -20.9%
• By 2075: 11,015 · -35.9%
• By 2100: 8,181 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 6% Portuguese 5% Lithuanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Benzie

• 2024 margin: Lean R (+8.7) · D 45.0% · R 53.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: 7.4pp · 2024: -8.7pp
• All cycles: 2024: R+8.7 2020: R+9.1 2016: R+14.0 2012: R+3.9 2008: D+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.99%
• Current HPI: 221.9335
• 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

+219.6% since first listed

5 events — show timeline

• 2026-05-23 Listed $350,000 MiRealSource-MiMLS
• 2026-05-23 Listed $350,000 REALCOMP
• 2006-03-24 Sold (MLS) $109,500 MiRealSource-MiMLS
• 2006-02-02 Listed $109,500 MiRealSource-MiMLS
• 2005-03-02 Sold (Public Records) $109,500 Public Records

Property tax history

-34.8%/yr

Latest (2025): $414 · -60.2% YoY. Source: county tax records.