W8007 S US2/141 LOT 201 Hwy · Breitung, MI 49801

$39,900

2 bd · 1.0 ba · 928 sqft · Manufactured · 29 Days on market

Built 1984 Good condition Est $31k · 30% over ↓ 27% since listing

---

Why this score? — see what drove the C+ 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
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautifully updated Mobile home (MH) located in the Western Upper Peninsula, offering great potential as a vacation home, a downsizing option, or a starter property. The key highlights and features include: Location: Convenient Access: Situated right off US 2, making it easily accessible to schools, shopping, and the Iron Mountain hospital. Recent Updates: Flooring: Entire floor replaced with 3/4-inch plywood subfloor topped with vinyl plank flooring. Trim & Windows: New trim and window surrounds installed. Roof: Enhanced with three layers of silicone and sealant for added durability. Other Updates: Carport sealant. Top deck railings and outdoor deck lighting. Addition of a new sunroom. Fresh paint and updated window treatments throughout. New ceiling lights in the kitchen, living room, and bedrooms. Refurbished ceiling beams in the living room. New ceiling and walls in the kitchen. Kitchen updates: Lower cabinets, sink, faucet, and countertops. Bathroom updates: New shower and toilet. Exterior improvements: New mulch and a flower garden near the sunroom. Turnkey Opportunity: This well-maintained and move-in-ready property is ideal for anyone seeking a cozy, updated, and conveniently located home. If you desire to stay in the MH park you will need to file an application with White Birch Estates. Tax ID #002-898-201-00 Taxes are approximately 60.00 yearly This MH is with in the area designated as 55 Plus and has a restriction on dogs of no greater than 35 lbs. Purchaser will be subject to park approval.

Key facts

• Garage
• Built 1984
• Listed 29 days

Property features AI

Finance

• Financial info: Monthly lot rent reported at $325
• HOA & community: Street lights in community; Pets allowed (dogs allowed); Located in an MH community with private road and year-round paved access; private, no association

Exterior

• Parking: Carport; One garage parking space; Two parking spaces total; Covered parking; Paved driveway
• Utilities: Public water; Public sanitary sewer; 150 amp electric service; Natural gas available/connected; Electricity connected; Cable available; Phone available; Internet fiber and DSL available; Satellite service available
• Home design: Manufactured single wide home; Located in an MH Park community; One story; Built in 1984; Base lot in a rural, corner location
• Construction: Vinyl siding construction; Slab foundation; Manufactured structure
• Exterior features: Vinyl siding; Deck; Patio; Street lights; Shed; Corner lot with lake and rural views (pond)

Interior

• Kitchen: Kitchen on the first floor (approx. 15 x 13) with laminate flooring; Range/Oven; Microwave; Refrigerator
• Bedrooms: Two first-floor bedrooms (12 x 9 and 12 x 8) with laminate flooring
• Flooring: Laminate flooring throughout primary living areas, bedrooms, kitchen, sun room, and bathroom
• Bathrooms: One full bathroom on the first floor with laminate flooring (approx. 7 x 11)
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Entry; Living room; Sun/Florida room; First floor bedroom; First floor laundry
• Laundry & utility: Washer; Dryer; First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Breitung Township School District (town): math 39% / reading 55% proficiency, ranked #130 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Dickinson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.21% ✓
• Cap rate: 18.99%
• Cash-on-cash: 45.35%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $30,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Oakwood Ln	0.27mi	2/2.0	980 (+6%)	6mo	$32,000	$33	69

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 2.83×
• Total profit: $20,439
• Equity at exit: $5,949

10-year hold

• IRR: 48.6%
• Equity multiple: 5.70×
• Total profit: $52,478
• Equity at exit: $3,450

Cash invested: $11,172 (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 49801

• Home prices YoY: -27.8%
• Active inventory: 74
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $422

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $450	-5% $436	+0% $422	+5% $408	+10% $395
Rent	-10% $352	-5% $387	+0% $422	+5% $457	+10% $492
Rate	-1.0pp $442	-0.5pp $432	base $422	+0.5pp $412	+1.0pp $401

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $39,900 Active 29 DOM
2. 2026-06-18
   days on market $39,900 Active 27 DOM
3. 2026-06-17
   days on market $39,900 Active 26 DOM
4. 2026-06-17
   price $39,900 Active 25 DOM
5. 2026-06-16
   days on market $54,995 Active 25 DOM
6. 2026-06-15
   days on market $54,995 Active 24 DOM
7. 2026-06-13
   days on market $54,995 Active 22 DOM
8. 2026-06-12
   days on market $54,995 Active 21 DOM
9. 2026-06-09
   days on market $54,995 Active 18 DOM
10. 2026-06-08
    days on market $54,995 Active 17 DOM
11. 2026-06-07
    days on market $54,995 Active 16 DOM
12. 2026-06-07
    days on market $54,995 Active 15 DOM
13. 2026-06-04
    days on market $54,995 Active 12 DOM
14. 2026-06-02
    days on market $54,995 Active 11 DOM
15. 2026-06-01
    days on market $54,995 Active 10 DOM
16. 2026-05-31
    days on market $54,995 Active 9 DOM
17. 2026-05-31
    days on market $54,995 Active 8 DOM
18. 2026-05-22
    listed $54,995 Active 1545-char remark

    Show marketing remark (1545 chars)

    This is a beautifully updated Mobile home (MH) located in the Western Upper Peninsula, offering great potential as a vacation home, a downsizing option, or a starter property. The key highlights and features include: Location: Convenient Access: Situated right off US 2, making it easily accessible to schools, shopping, and the Iron Mountain hospital. Recent Updates: Flooring: Entire floor replaced with 3/4-inch plywood subfloor topped with vinyl plank flooring. Trim & Windows: New trim and window surrounds installed. Roof: Enhanced with three layers of silicone and sealant for added durability. Other Updates: Carport sealant. Top deck railings and outdoor deck lighting. Addition of a new sunroom. Fresh paint and updated window treatments throughout. New ceiling lights in the kitchen, living room, and bedrooms. Refurbished ceiling beams in the living room. New ceiling and walls in the kitchen. Kitchen updates: Lower cabinets, sink, faucet, and countertops. Bathroom updates: New shower and toilet. Exterior improvements: New mulch and a flower garden near the sunroom. Turnkey Opportunity: This well-maintained and move-in-ready property is ideal for anyone seeking a cozy, updated, and conveniently located home. If you desire to stay in the MH park you will need to file an application with White Birch Estates. Tax ID #002-898-201-00 Taxes are approximately 60.00 yearly This MH is with in the area designated as 55 Plus and has a restriction on dogs of no greater than 35 lbs. Purchaser will be subject to park approval.

19. 2026-05-22
    listed $54,995 Active 1545-char remark

    Show marketing remark (1545 chars)

    This is a beautifully updated Mobile home (MH) located in the Western Upper Peninsula, offering great potential as a vacation home, a downsizing option, or a starter property. The key highlights and features include: Location: Convenient Access: Situated right off US 2, making it easily accessible to schools, shopping, and the Iron Mountain hospital. Recent Updates: Flooring: Entire floor replaced with 3/4-inch plywood subfloor topped with vinyl plank flooring. Trim & Windows: New trim and window surrounds installed. Roof: Enhanced with three layers of silicone and sealant for added durability. Other Updates: Carport sealant. Top deck railings and outdoor deck lighting. Addition of a new sunroom. Fresh paint and updated window treatments throughout. New ceiling lights in the kitchen, living room, and bedrooms. Refurbished ceiling beams in the living room. New ceiling and walls in the kitchen. Kitchen updates: Lower cabinets, sink, faucet, and countertops. Bathroom updates: New shower and toilet. Exterior improvements: New mulch and a flower garden near the sunroom. Turnkey Opportunity: This well-maintained and move-in-ready property is ideal for anyone seeking a cozy, updated, and conveniently located home. If you desire to stay in the MH park you will need to file an application with White Birch Estates. Tax ID #002-898-201-00 Taxes are approximately 60.00 yearly This MH is with in the area designated as 55 Plus and has a restriction on dogs of no greater than 35 lbs. Purchaser will be subject to park approval.

20. 2026-05-19
    price $54,995 1545-char remark

    Show marketing remark (1545 chars)

    This is a beautifully updated Mobile home (MH) located in the Western Upper Peninsula, offering great potential as a vacation home, a downsizing option, or a starter property. The key highlights and features include: Location: Convenient Access: Situated right off US 2, making it easily accessible to schools, shopping, and the Iron Mountain hospital. Recent Updates: Flooring: Entire floor replaced with 3/4-inch plywood subfloor topped with vinyl plank flooring. Trim & Windows: New trim and window surrounds installed. Roof: Enhanced with three layers of silicone and sealant for added durability. Other Updates: Carport sealant. Top deck railings and outdoor deck lighting. Addition of a new sunroom. Fresh paint and updated window treatments throughout. New ceiling lights in the kitchen, living room, and bedrooms. Refurbished ceiling beams in the living room. New ceiling and walls in the kitchen. Kitchen updates: Lower cabinets, sink, faucet, and countertops. Bathroom updates: New shower and toilet. Exterior improvements: New mulch and a flower garden near the sunroom. Turnkey Opportunity: This well-maintained and move-in-ready property is ideal for anyone seeking a cozy, updated, and conveniently located home. If you desire to stay in the MH park you will need to file an application with White Birch Estates. Tax ID #002-898-201-00 Taxes are approximately 60.00 yearly This MH is with in the area designated as 55 Plus and has a restriction on dogs of no greater than 35 lbs. Purchaser will be subject to park approval.

21. 2026-05-19
    historical $54,995 1545-char remark

    Show marketing remark (1545 chars)

    This is a beautifully updated Mobile home (MH) located in the Western Upper Peninsula, offering great potential as a vacation home, a downsizing option, or a starter property. The key highlights and features include: Location: Convenient Access: Situated right off US 2, making it easily accessible to schools, shopping, and the Iron Mountain hospital. Recent Updates: Flooring: Entire floor replaced with 3/4-inch plywood subfloor topped with vinyl plank flooring. Trim & Windows: New trim and window surrounds installed. Roof: Enhanced with three layers of silicone and sealant for added durability. Other Updates: Carport sealant. Top deck railings and outdoor deck lighting. Addition of a new sunroom. Fresh paint and updated window treatments throughout. New ceiling lights in the kitchen, living room, and bedrooms. Refurbished ceiling beams in the living room. New ceiling and walls in the kitchen. Kitchen updates: Lower cabinets, sink, faucet, and countertops. Bathroom updates: New shower and toilet. Exterior improvements: New mulch and a flower garden near the sunroom. Turnkey Opportunity: This well-maintained and move-in-ready property is ideal for anyone seeking a cozy, updated, and conveniently located home. If you desire to stay in the MH park you will need to file an application with White Birch Estates. Tax ID #002-898-201-00 Taxes are approximately 60.00 yearly This MH is with in the area designated as 55 Plus and has a restriction on dogs of no greater than 35 lbs. Purchaser will be subject to park approval.

22. 2026-05-19
    historical $64,900 1545-char remark

    Show marketing remark (1545 chars)

    This is a beautifully updated Mobile home (MH) located in the Western Upper Peninsula, offering great potential as a vacation home, a downsizing option, or a starter property. The key highlights and features include: Location: Convenient Access: Situated right off US 2, making it easily accessible to schools, shopping, and the Iron Mountain hospital. Recent Updates: Flooring: Entire floor replaced with 3/4-inch plywood subfloor topped with vinyl plank flooring. Trim & Windows: New trim and window surrounds installed. Roof: Enhanced with three layers of silicone and sealant for added durability. Other Updates: Carport sealant. Top deck railings and outdoor deck lighting. Addition of a new sunroom. Fresh paint and updated window treatments throughout. New ceiling lights in the kitchen, living room, and bedrooms. Refurbished ceiling beams in the living room. New ceiling and walls in the kitchen. Kitchen updates: Lower cabinets, sink, faucet, and countertops. Bathroom updates: New shower and toilet. Exterior improvements: New mulch and a flower garden near the sunroom. Turnkey Opportunity: This well-maintained and move-in-ready property is ideal for anyone seeking a cozy, updated, and conveniently located home. If you desire to stay in the MH park you will need to file an application with White Birch Estates. Tax ID #002-898-201-00 Taxes are approximately 60.00 yearly This MH is with in the area designated as 55 Plus and has a restriction on dogs of no greater than 35 lbs. Purchaser will be subject to park approval.

23. 2025-04-15
    historical
24. 2025-02-05
    price $64,900
25. 2025-02-04
    price $64,900
26. 2024-12-20
    listed $74,900 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: $10,602
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,161
• Taxable income: $4,712
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $3,936/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

Good 75/100 Cosmetic rehab

This beautifully updated mobile home offers great potential as a vacation home or starter property, with recent updates to flooring, trim, windows, and roof, making it move-in ready.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Upgrading lighting fixtures — Improves ambiance and safety.
• Both Adding smart home features — Enhances convenience and marketability.
• Both Upgrading appliances — Improves functionality and appeal.
• Both Landscaping improvements — Enhances curb appeal and creates a welcoming environment.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Upgrading lighting fixtures — Improves ambiance and safety. ↑
• Both Adding smart home features — Enhances convenience and marketability. ↑
• Both Upgrading appliances — Improves functionality and appeal. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a welcoming environment. ↑

ⓘ 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: Breitung Township School District
• NCES district ID: 2606720
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $45,413
• Composite: 39.8/100
• National rank: #3878
• State rank: #130 of 540 in MI

Livability — Breitung

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

Census & demographics

• Population (ZIP): 11,606

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Native American 1%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 191.087
• 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

-26.6% since first listed

9 events — show timeline

• 2026-05-22 Listed $54,995 UPAR
• 2026-05-22 Listed $54,995 MiRealSource-MiMLS
• 2026-05-19 Price Changed $54,995 MiRealSource-MiMLS
• 2026-05-19 Coming Soon $54,995 UPAR
• 2026-05-19 Coming Soon $64,900 MiRealSource-MiMLS
• 2025-04-15 Listing Removed — MiRealSource-MiMLS
• 2025-02-05 Price Changed $64,900 MiRealSource-MiMLS
• 2025-02-04 Price Changed $64,900 UPAR
• 2024-12-20 Listed $74,900 MiRealSource-MiMLS