1924 E Brill Trl · Newaygo, MI 49349

$99,900

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 101 Days on market

Built 1995 0.74 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

Key facts

• 0.74 acre lot
• Built 1995
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.3% in Newaygo — 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 65/100 on livability (#470 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D, amenities D-.
• White Cloud Public Schools (rural): math 17% / reading 32% proficiency, ranked #436 of 540 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newaygo County population projected at -21% 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $100k implies a 412% gain — meaningful room to come down on a strong offer.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.26% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 6.6

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $9,121
• Equity at exit: $14,895

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $40,418
• Equity at exit: $8,638

Cash invested: $27,972 (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 49349

• Home prices YoY: -14.1%
• Active inventory: 81
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $398

Break-even live

Break-even rent $751

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $455	-5% $426	+0% $398	+5% $370	+10% $341
Rent	-10% $299	-5% $348	+0% $398	+5% $448	+10% $497
Rate	-1.0pp $448	-0.5pp $423	base $398	+0.5pp $372	+1.0pp $346

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-07
   statusdays on market $99,900 Pending 101 DOM
2. 2026-06-04
   days on market $99,900 Active 99 DOM
3. 2026-06-02
   days on market $99,900 Active 98 DOM
4. 2026-06-01
   days on market $99,900 Active 97 DOM
5. 2026-05-31
   days on market $99,900 Active 96 DOM
6. 2026-05-31
   days on market $99,900 Active 95 DOM
7. 2026-04-29
   price $99,900 196-char remark

   Show marketing remark (196 chars)

   Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

8. 2026-04-28
   price $99,900 196-char remark

   Show marketing remark (196 chars)

   Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

9. 2026-04-28
   price $99,900

   Show marketing remark (196 chars)

   Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

10. 2026-03-28
    price $109,900 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

11. 2026-03-27
    price $109,900 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

12. 2026-03-27
    price $109,900

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

13. 2026-03-07
    price $119,900 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

14. 2026-03-06
    price $119,900 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

15. 2026-03-06
    status Active 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

16. 2026-03-06
    status Active 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

17. 2026-03-06
    price $119,900

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

18. 2026-03-06
    status Active

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

19. 2026-02-09
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

20. 2026-02-09
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

21. 2026-02-09
    status Pending

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

22. 2026-01-30
    listed $139,900 Active 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

23. 2026-01-30
    listed $139,900 Active 196-char remark

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

24. 2026-01-30
    listed $139,900 Active

    Show marketing remark (196 chars)

    Welcome to this affordable and amazing opportunity. This home with a little TLC will make for a great home! A perfect investment for all buyers. Secluded but near a camp ground for year round fun!

25. 2016-09-13
    soldstatus $19,500
26. 2015-10-10
    historical
27. 2015-10-09
    historical
28. 2015-09-08
    price $23,900
29. 2015-09-03
    listed $29,900 Active
30. 2015-04-09
    listed $23,900
31. 2014-12-12
    historical
32. 2013-12-31
    historical
33. 2013-06-11
    listed $55,000
34. 2013-06-11
    listed $55,000

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $332 · $28/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$603/yr (+$50/mo · 182.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,056
• − Mortgage interest: −$5,596
• − Property taxes: −$332
• − Insurance: −$500
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,906
• Taxable income: $3,313
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,981/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: White Cloud Public Schools
• NCES district ID: 2636060
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $37,178
• Composite: 20.36/100
• National rank: #8601
• State rank: #436 of 540 in MI

Livability — Newaygo

• Score: 65/100
• State rank: #470
• US rank: #13352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,059

Population outlook (Newaygo County) Hauer SSP2

• Today (2025): 46,371 people
• By 2030: 44,879 · -3.2%
• By 2040: 41,107 · -11.4%
• By 2050: 36,800 · -20.6%
• By 2075: 27,507 · -40.7%
• By 2100: 18,600 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 9% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Newaygo

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -4.6pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.4 2016: R+39.6 2012: R+17.4 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.33%
• Current HPI: 270.7935
• 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

+81.6% since first listed

28 events — show timeline

• 2026-04-29 Price Changed $99,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $99,900 REALCOMP
• 2026-04-28 Price Changed $99,900 SW Michigan MLS
• 2026-03-28 Price Changed $109,900 MiRealSource-MiMLS
• 2026-03-27 Price Changed $109,900 REALCOMP
• 2026-03-27 Price Changed $109,900 SW Michigan MLS
• 2026-03-07 Price Changed $119,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $119,900 REALCOMP
• 2026-03-06 Relisted — MiRealSource-MiMLS
• 2026-03-06 Relisted — REALCOMP
• 2026-03-06 Price Changed $119,900 SW Michigan MLS
• 2026-03-06 Relisted — SW Michigan MLS
• 2026-02-09 Pending — REALCOMP
• 2026-02-09 Pending — MiRealSource-MiMLS
• 2026-02-09 Pending — SW Michigan MLS
• 2026-01-30 Listed $139,900 SW Michigan MLS
• 2026-01-30 Listed $139,900 REALCOMP
• 2026-01-30 Listed $139,900 MiRealSource-MiMLS
• 2016-09-13 Sold (Public Records) $19,500 Public Records
• 2015-10-10 Listing Removed — SW Michigan MLS
• 2015-10-09 Listing Removed — REALCOMP
• 2015-09-08 Price Changed $23,900 SW Michigan MLS
• 2015-09-03 Listed $29,900 SW Michigan MLS
• 2015-04-09 Listed $23,900 REALCOMP
• 2014-12-12 Listing Removed — SW Michigan MLS
• 2013-12-31 Listing Removed — REALCOMP
• 2013-06-11 Listed $55,000 REALCOMP
• 2013-06-11 Listed $55,000 SW Michigan MLS

Property tax history

-6.3%/yr

Latest (2025): $332 · -78.3% YoY. Source: county tax records.