2526 N Victory Corner Rd · Victory, MI 49431

$120,000

3 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 39 Days on market

Built 1989 2.45 ac lot $75/sqft · 53% below area

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors wanted. This mobile has no value. Possible use of outbuilding and garage. 2.45 acres. Cash only sale. As Is.

Key facts

• 2.45 acre lot
• 3 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mason County Central Schools (rural): math 24% / reading 39% proficiency, ranked #345 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 172 active listings in the ZIP; 177 units permitted in Mason County in 2024 (97 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mason County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $254,146
• List price: $120,000
• Delta: -52.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-10,898
• Equity at exit: $17,892

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,568
• Equity at exit: $10,375

Cash invested: $33,600 (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 49431

• Active inventory: 172
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $134

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $217	-5% $175	+0% $134	+5% $92	+10% $51
Rent	-10% $38	-5% $86	+0% $134	+5% $182	+10% $230
Rate	-1.0pp $194	-0.5pp $164	base $134	+0.5pp $103	+1.0pp $71

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   days on market $120,000 Active 39 DOM
2. 2026-06-16
   days on market $120,000 Active 38 DOM
3. 2026-06-15
   days on market $120,000 Active 37 DOM
4. 2026-06-13
   days on market $120,000 Active 35 DOM
5. 2026-06-12
   days on market $120,000 Active 34 DOM
6. 2026-06-09
   days on market $120,000 Active 31 DOM
7. 2026-06-08
   days on market $120,000 Active 30 DOM
8. 2026-06-07
   days on market $120,000 Active 29 DOM
9. 2026-06-07
   days on market $120,000 Active 28 DOM
10. 2026-06-04
    days on market $120,000 Active 25 DOM
11. 2026-06-02
    days on market $120,000 Active 24 DOM
12. 2026-06-01
    days on market $120,000 Active 23 DOM
13. 2026-05-31
    days on market $120,000 Active 22 DOM
14. 2026-05-31
    days on market $120,000 Active 21 DOM
15. 2026-05-18
    price $120,000 118-char remark
16. 2026-05-18
    price $120,000 118-char remark
17. 2026-05-18
    price $120,000
18. 2026-05-09
    listed $130,000 Active 118-char remark
19. 2026-05-09
    listed $130,000 Active 118-char remark
20. 2026-05-09
    listed $130,000 Active
21. 2006-05-08
    soldstatus $93,900
22. 1989-09-01
    soldstatus $8,000

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

Taxation est. · year 1

• Rental income: $14,631
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,491
• Taxable loss: −$323
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,684/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: Mason County Central Schools
• NCES district ID: 2623130
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $43,834
• Composite: 26.8/100
• National rank: #7120
• State rank: #345 of 540 in MI

Livability — Victory

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

Census & demographics

• Population (ZIP): 17,027

Population outlook (Mason County) Hauer SSP2

• Today (2025): 28,828 people
• By 2030: 28,407 · -1.5%
• By 2040: 27,183 · -5.7%
• By 2050: 26,171 · -9.2%
• By 2075: 24,057 · -16.5%
• By 2100: 20,240 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Romanian 8% Iranian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mason

• 2024 margin: Strong R (+21.4) · D 38.6% · R 60.0% · Other 1.4%
• 2008→2024 swing: -25.8pp toward R · 2008: 4.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+19.7 2016: R+22.0 2012: R+5.0 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.86%
• Current HPI: 211.5064
• 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

+1400.0% since first listed

9 events — show timeline

• 2026-06-17 Listing Removed — MiRealSource-MiMLS
• 2026-06-17 Listing Removed — REALCOMP
• 2026-05-18 Price Changed $120,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $120,000 REALCOMP
• 2026-05-18 Price Changed $120,000 SW Michigan MLS
• 2026-05-09 Listed $130,000 MiRealSource-MiMLS
• 2026-05-09 Listed $130,000 REALCOMP
• 2006-05-08 Sold (Public Records) $93,900 Public Records
• 1989-09-01 Sold (Public Records) $8,000 Public Records