4579 Brunswick Rd · Twin Lake, MI 49425

$138,500

4 bd · 1.0 ba · 924 sqft · Manufactured public records · 60 Days on market

Built 1979 9.88 ac lot

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Why this score? — see what drove the F 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 +10.2/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

Key facts

• 9.88 acre lot
• Built 1979
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $-78 ($-933/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (26.7% below list).
• Recommended offer: $102k (26.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#307 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Holton Public Schools (rural): math 19% / reading 32% proficiency, ranked #413 of 540 in MI (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Holton Elementary School (math 22% / reading 32%, grade F, #923 of 1,397 statewide, top 69%, 361 students, 76% FRL); Holton Middle School (math 17% / reading 32%, grade F, #388 of 493 statewide, top 80%, 182 students, 70% FRL); Holton High School (math 15% / reading 34%, grade F, #476 of 713 statewide, top 67%, 249 students, 65% FRL).
• Market conditions: 27 active listings in the ZIP; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $958 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 21y 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 $80k; list at $138k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $101,513 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 11.4

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-27,425
• Equity at exit: $20,651

10-year hold

• IRR: -13.5%
• Equity multiple: 0.22×
• Total profit: $-30,386
• Equity at exit: $11,975

Cash invested: $38,780 (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 49425

• Home prices YoY: -19.4%
• Active inventory: 27
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$726
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-78

Break-even live

Break-even rent $1,114

Max offer price $124,772

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-39	+0% $-78	+5% $-117	+10% $-156
Rent	-10% $-158	-5% $-118	+0% $-78	+5% $-38	+10% $2
Rate	-1.0pp $-8	-0.5pp $-42	base $-78	+0.5pp $-114	+1.0pp $-150

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-04-09
   status Pending 312-char remark

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

2. 2026-04-09
   status Pending 312-char remark

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

3. 2026-04-09
   status Pending

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

4. 2026-04-08
   status Active 312-char remark

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

5. 2026-04-08
   status Active 312-char remark

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

6. 2026-04-08
   status Active

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

7. 2026-02-10
   status Pending 312-char remark

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

8. 2026-02-10
   status Pending 312-char remark

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

9. 2026-02-10
   status Pending

   Show marketing remark (312 chars)

   4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

10. 2025-12-12
    listed $138,500 Active 312-char remark

    Show marketing remark (312 chars)

    4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

11. 2025-12-12
    listed $138,500 Active 312-char remark

    Show marketing remark (312 chars)

    4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

12. 2025-12-12
    listed $138,500 Active

    Show marketing remark (312 chars)

    4 Bedrooms, 2 Full bathrooms, Large Kitchen, Huge Master Bedroom with large Master Bath, whirlpool Jacuzzi tub in 2nd bath resting on approx. 10 Acres of good Hunting Land. We have a finance company who says they will do a 10% down portfolio loan and another says possible FHA now that we confirmed it as a 1979.

13. 2025-12-11
    historical
14. 2025-12-10
    historical
15. 2025-11-23
    price $134,000
16. 2025-11-23
    price $134,000
17. 2025-11-23
    price $134,000
18. 2025-10-20
    price $137,000
19. 2025-10-20
    price $137,000
20. 2025-10-20
    price $137,000
21. 2025-10-06
    listed $141,243 Active
22. 2025-10-06
    listed $141,243 Active
23. 2020-10-01
    soldstatus $79,900
24. 2020-10-01
    soldstatus $79,900 Sold
25. 2020-09-21
    status Pending
26. 2020-09-01
    listed $79,900
27. 2020-09-01
    listed $79,900 Active
28. 2020-09-01
    listed $79,900
29. 2014-09-16
    historical
30. 2014-09-15
    historical
31. 2010-09-20
    historical
32. 2010-09-20
    historical
33. 2010-08-25
    listed $85,900
34. 2010-08-25
    listed $85,900
35. 2007-04-10
    soldstatus $15,000
36. 2007-04-10
    soldstatus $15,000
37. 2006-11-10
    listed $23,750
38. 2006-11-10
    listed $23,750
39. 2005-04-29
    listed $39,900
40. 2005-04-29
    listed $39,900
41. 2005-04-29
    listed $39,900
42. 1996-03-25
    soldstatus $11,900

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$493/yr (+$41/mo · 42.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,182
• − Mortgage interest: −$7,758
• − Property taxes: −$1,148
• − Insurance: −$692
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$4,029
• Taxable loss: −$3,395
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $-118/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: Holton Public Schools
• NCES district ID: 2618510
• Math proficiency: 19% ▼ -5.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $45,008
• Composite: 21.95/100
• National rank: #8219
• State rank: #413 of 540 in MI

Livability — Twin Lake

• Score: 70/100
• State rank: #307
• US rank: #7611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,618

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Iranian 12% Romanian 5% Lithuanian 4%
• Foreign-born: 0%
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.57%
• Current HPI: 255.5842
• 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

+1063.9% since first listed

42 events — show timeline

• 2026-04-09 Pending — REALCOMP
• 2026-04-09 Pending — MiRealSource-MiMLS
• 2026-04-09 Pending — SW Michigan MLS
• 2026-04-08 Relisted — MiRealSource-MiMLS
• 2026-04-08 Relisted — REALCOMP
• 2026-04-08 Relisted — SW Michigan MLS
• 2026-02-10 Pending — REALCOMP
• 2026-02-10 Pending — MiRealSource-MiMLS
• 2026-02-10 Pending — SW Michigan MLS
• 2025-12-12 Listed $138,500 SW Michigan MLS
• 2025-12-12 Listed $138,500 MiRealSource-MiMLS
• 2025-12-12 Listed $138,500 REALCOMP
• 2025-12-11 Listing Removed — MiRealSource-MiMLS
• 2025-12-10 Listing Removed — REALCOMP
• 2025-11-23 Price Changed $134,000 MiRealSource-MiMLS
• 2025-11-23 Price Changed $134,000 REALCOMP
• 2025-11-23 Price Changed $134,000 SW Michigan MLS
• 2025-10-20 Price Changed $137,000 MiRealSource-MiMLS
• 2025-10-20 Price Changed $137,000 REALCOMP
• 2025-10-20 Price Changed $137,000 SW Michigan MLS
• 2025-10-06 Listed $141,243 REALCOMP
• 2025-10-06 Listed $141,243 MiRealSource-MiMLS
• 2020-10-01 Sold (MLS) $79,900 SW Michigan MLS
• 2020-10-01 Sold (MLS) $79,900 REALCOMP
• 2020-09-21 Pending — SW Michigan MLS
• 2020-09-01 Listed $79,900 MiRealSource-MiMLS
• 2020-09-01 Listed $79,900 SW Michigan MLS
• 2020-09-01 Listed $79,900 REALCOMP
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2010-09-20 Listing Removed — SW Michigan MLS
• 2010-09-20 Listing Removed — REALCOMP
• 2010-08-25 Listed $85,900 SW Michigan MLS
• 2010-08-25 Listed $85,900 REALCOMP
• 2007-04-10 Sold (MLS) $15,000 REALCOMP
• 2007-04-10 Sold (MLS) $15,000 SW Michigan MLS
• 2006-11-10 Listed $23,750 REALCOMP
• 2006-11-10 Listed $23,750 SW Michigan MLS
• 2005-04-29 Listed $39,900 REALCOMP
• 2005-04-29 Listed $39,900 SW Michigan MLS
• 2005-04-29 Listed $39,900 SW Michigan MLS
• 1996-03-25 Sold (Public Records) $11,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,148 · +180.3% YoY. Source: county tax records.