211 S Pine St · Evergreen, MI 48884

$99,900

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 42 Days on market

Built 1950 0.25 ac lot $96/sqft · 36% below area Est $157k · 36% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Appreciation +6.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention investors! Definitely a diamond in the rough! It's in a great neighborhood! If you like to fix and flip this one is calling for your attention! Give it some TLC and see your money grow!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas connected; Natural gas water heater
• Home design: Ranch-style single-family home; One story; Built in 1950; Public water
• Construction: Aluminum and vinyl siding; Composition and metal roof; Partial basement foundation
• Exterior features: Corner lot; Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Six total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Central Montcalm Public Schools (rural): math 21% / reading 38% proficiency, ranked #377 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (1.9% local appreciation)).
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y 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 $56k; list at $100k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $157,232
• List price: $99,900
• Delta: -36.46%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Smith St	0.12mi	3/1.5 (+1)	1,056 (+2%)	1mo	$211,000	$200	84
224 S Sherman St	0.10mi	2/1.0	1,050 (+1%)	17mo	$155,000	$148	78
226 E Fargo St	0.21mi	2/1.0	1,082 (+4%)	15mo	$178,750	$165	70
114 Grant St	0.29mi	3/1.0 (+1)	1,015 (-2%)	23mo	$142,000	$140	59
310 E Fargo St	0.19mi	2/1.0	1,148 (+11%)	22mo	$226,000	$197	54
777 Condensery Rd	0.63mi	2/1.0	954 (-8%)	17mo	$140,000	$147	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.81×
• Total profit: $22,714
• Equity at exit: $39,097

10-year hold

• IRR: 17.7%
• Equity multiple: 3.34×
• Total profit: $65,401
• Equity at exit: $56,066

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 48884

• Home prices YoY: 0.7%
• Active inventory: 23
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $253

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $322	-5% $288	+0% $253	+5% $219	+10% $184
Rent	-10% $159	-5% $206	+0% $253	+5% $301	+10% $348
Rate	-1.0pp $304	-0.5pp $279	base $253	+0.5pp $227	+1.0pp $201

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 39 events

1. 2026-06-21
   days on market $99,900 Active 42 DOM
2. 2026-06-18
   days on market $99,900 Active 39 DOM
3. 2026-06-17
   days on market $99,900 Active 38 DOM
4. 2026-06-16
   days on market $99,900 Active 37 DOM
5. 2026-06-15
   days on market $99,900 Active 36 DOM
6. 2026-06-14
   days on market $99,900 Active 34 DOM
7. 2026-06-10
   days on market $99,900 Active 31 DOM
8. 2026-06-09
   days on market $99,900 Active 30 DOM
9. 2026-06-08
   days on market $99,900 Active 29 DOM
10. 2026-06-07
    days on market $99,900 Active 28 DOM
11. 2026-06-03
    days on market $99,900 Active 24 DOM
12. 2026-06-03
    days on market $99,900 Active 23 DOM
13. 2026-06-01
    days on market $99,900 Active 22 DOM
14. 2026-05-31
    days on market $99,900 Active 21 DOM
15. 2026-05-10
    listed $99,900 Active 196-char remark

    Show marketing remark (195 chars)

    Attention investors! Definitely a diamond in the rough! It's in a great neighborhood! If you like to fix and flip this one is calling for your attention! Give it some TLC and see your money grow!

16. 2026-05-10
    listed $99,900 Active 195-char remark

    Show marketing remark (195 chars)

    Attention investors! Definitely a diamond in the rough! It's in a great neighborhood! If you like to fix and flip this one is calling for your attention! Give it some TLC and see your money grow!

17. 2026-05-10
    listed $99,900 Active

    Show marketing remark (195 chars)

    Attention investors! Definitely a diamond in the rough! It's in a great neighborhood! If you like to fix and flip this one is calling for your attention! Give it some TLC and see your money grow!

18. 2025-05-07
    historical
19. 2025-04-12
    price $108,000
20. 2025-04-12
    price $108,000
21. 2025-04-12
    price $108,000
22. 2025-04-05
    listed $118,000 Active
23. 2025-04-05
    listed $118,000 Active
24. 2017-05-12
    soldstatus $55,700
25. 2017-05-12
    soldstatus $55,700 Sold
26. 2017-03-13
    status Pending
27. 2017-03-07
    listed $55,700 Active
28. 2017-03-07
    listed $55,700
29. 2017-03-04
    historical
30. 2017-03-03
    historical
31. 2016-12-07
    price $55,000
32. 2016-10-30
    price $59,900
33. 2016-09-23
    listed $63,900 Active
34. 2016-09-23
    listed $55,000
35. 2014-07-10
    soldstatus $14,500
36. 2014-07-10
    soldstatus $14,500
37. 2013-12-12
    listed $23,715
38. 2013-12-12
    listed $23,715
39. 2003-07-07
    soldstatus $57,900

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $14,335
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,906
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,670/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: Central Montcalm Public Schools
• NCES district ID: 2608640
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $41,682
• Composite: 24.93/100
• National rank: #7568
• State rank: #377 of 540 in MI

Livability — Evergreen

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

Census & demographics

• Census place: Sheridan, MI
• Population (ZIP): 4,777

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 7% Lithuanian 2% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 8% Spanish 2%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 302.6026
• 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

+72.5% since first listed

25 events — show timeline

• 2026-05-10 Listed $99,900 REALCOMP
• 2026-05-10 Listed $99,900 SW Michigan MLS
• 2026-05-10 Listed $99,900 MiRealSource-MiMLS
• 2025-05-07 Listing Removed — MiRealSource-MiMLS
• 2025-04-12 Price Changed $108,000 MiRealSource-MiMLS
• 2025-04-12 Price Changed $108,000 REALCOMP
• 2025-04-12 Price Changed $108,000 SW Michigan MLS
• 2025-04-05 Listed $118,000 REALCOMP
• 2025-04-05 Listed $118,000 MiRealSource-MiMLS
• 2017-05-12 Sold (MLS) $55,700 SW Michigan MLS
• 2017-05-12 Sold (MLS) $55,700 REALCOMP
• 2017-03-13 Pending — SW Michigan MLS
• 2017-03-07 Listed $55,700 SW Michigan MLS
• 2017-03-07 Listed $55,700 REALCOMP
• 2017-03-04 Listing Removed — SW Michigan MLS
• 2017-03-03 Listing Removed — REALCOMP
• 2016-12-07 Price Changed $55,000 SW Michigan MLS
• 2016-10-30 Price Changed $59,900 SW Michigan MLS
• 2016-09-23 Listed $63,900 SW Michigan MLS
• 2016-09-23 Listed $55,000 REALCOMP
• 2014-07-10 Sold (MLS) $14,500 REALCOMP
• 2014-07-10 Sold (MLS) $14,500 SW Michigan MLS
• 2013-12-12 Listed $23,715 REALCOMP
• 2013-12-12 Listed $23,715 SW Michigan MLS
• 2003-07-07 Sold (Public Records) $57,900 Public Records