7330 N Central Ave · Merrill, MI 49312

$149,900

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 213 Days on market

Built 1965 0.57 ac lot $113/sqft · 13% below area Est $195k · 23% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +6.4/10.0
• DSCR +4.3/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

Key facts

• Walkout basement
• Brand new well
• 0.57 acre lot

Tags

• WALKOUT BASEMENT
• DECK OVERLOOKING BACKYARD
• BRAND NEW WELL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $20 ($239/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.5% below list).
• Recommended offer: $121k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#612 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D+, crime F.
• 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: 8 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.7% local appreciation)).
• Newaygo County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 13y ago; this cycle's ask has dropped $85k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,719 (19.5% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $194,852
• List price: $149,900
• Delta: -23.07%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7330 N Central Ave	0.00mi	3/2.0	1,496 (+13%)	1mo	$140,000	$94	78
7346 Central Ave	0.02mi	2/1.0 (-1)	1,300 (-2%)	15mo	$259,900	$200	74
7346 Central Ave	0.09mi	2/1.0 (-1)	1,300 (-2%)	15mo	$259,900	$200	71
7364 Central Ave	0.05mi	3/1.0	1,500 (+13%)	2mo	$201,000	$134	70

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

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.40×
• Total profit: $16,970
• Equity at exit: $64,943

10-year hold

• IRR: 10.1%
• Equity multiple: 2.47×
• Total profit: $61,504
• Equity at exit: $98,214

Cash invested: $41,972 (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 49312

• Home prices YoY: 1.4%
• Active inventory: 8
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $20

Break-even live

Break-even rent $1,182

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $62	+0% $20	+5% $-23	+10% $-65
Rent	-10% $-75	-5% $-28	+0% $20	+5% $68	+10% $115
Rate	-1.0pp $95	-0.5pp $58	base $20	+0.5pp $-19	+1.0pp $-58

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-13
   days on marketlisting id $149,900 Pending 213 DOM
2. 2026-05-20
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

3. 2026-05-20
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

4. 2026-05-20
   status Pending

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

5. 2026-05-15
   status Active 328-char remark

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

6. 2026-05-15
   status Active 328-char remark

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

7. 2026-05-15
   status Active

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

8. 2026-04-23
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

9. 2026-04-23
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

10. 2026-04-23
    status Pending

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

11. 2026-04-01
    status Active 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

12. 2026-04-01
    status Active 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

13. 2026-04-01
    status Active

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

14. 2026-03-31
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

15. 2026-03-27
    historical 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

16. 2026-02-19
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

17. 2026-02-19
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

18. 2026-02-19
    status Pending

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

19. 2026-02-19
    historical 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

20. 2026-02-19
    historical 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

21. 2026-02-13
    price $149,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

22. 2026-02-12
    price $149,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

23. 2026-02-12
    price $149,900

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

24. 2026-01-13
    price $159,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

25. 2026-01-12
    price $159,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

26. 2026-01-12
    price $159,900

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

27. 2025-12-31
    status Active 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

28. 2025-12-31
    status Active 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

29. 2025-12-31
    status Active

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

30. 2025-12-18
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

31. 2025-12-18
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

32. 2025-12-18
    status Pending

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

33. 2025-12-05
    price $169,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

34. 2025-12-05
    price $169,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

35. 2025-12-05
    price $169,900

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

36. 2025-12-04
    status Active 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

37. 2025-12-04
    status Active 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

38. 2025-12-04
    status Active

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

39. 2025-12-02
    historical

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

40. 2025-12-02
    historical 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

41. 2025-12-01
    historical 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

42. 2025-11-18
    price $189,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

43. 2025-11-18
    price $189,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

44. 2025-11-18
    price $189,900

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

45. 2025-10-16
    price $199,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

46. 2025-10-16
    price $199,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

47. 2025-10-16
    price $199,900

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

48. 2025-09-16
    price $209,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

49. 2025-09-16
    price $209,900 328-char remark

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

50. 2025-09-16
    price $209,900

    Show marketing remark (328 chars)

    Year around or seasonal getaway at Moonbeam Lake. Lots of improvements in this 3 bedroom, 2 bath raised ranch with walkout basement. Sliders open out to the deck over looking the backyard that flows down to the water. Offers a brand new well. Property is eligible under Freddie Mac First Look Initiative through August 31, 2025.

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,666 · $139/mo
• Expected delta: +$643/yr (+$54/mo · 62.9%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,486
• − Mortgage interest: −$8,397
• − Property taxes: −$1,023
• − Insurance: −$750
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,361
• Taxable loss: −$2,361
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $806/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 — Merrill

• Score: 59/100
• State rank: #612
• US rank: #20550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,068
• Population (ZIP): 188

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 (95%)
• Race & ethnicity: White 95% Black 4% Native American 1%
• Common ancestry: Iranian 5% Subsaharan African 5% Lithuanian 3%

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: ▲ 2.71%
• Current HPI: 190.3592
• 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

+61.4% since first listed

56 events — show timeline

• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — SW Michigan MLS
• 2026-05-15 Relisted — MiRealSource-MiMLS
• 2026-05-15 Relisted — REALCOMP
• 2026-05-15 Relisted — SW Michigan MLS
• 2026-04-23 Pending — REALCOMP
• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — SW Michigan MLS
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-04-01 Relisted — REALCOMP
• 2026-04-01 Relisted — SW Michigan MLS
• 2026-03-31 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-02-19 Pending — REALCOMP
• 2026-02-19 Pending — MiRealSource-MiMLS
• 2026-02-19 Pending — SW Michigan MLS
• 2026-02-19 Listing Removed — MiRealSource-MiMLS
• 2026-02-19 Listing Removed — REALCOMP
• 2026-02-13 Price Changed $149,900 MiRealSource-MiMLS
• 2026-02-12 Price Changed $149,900 REALCOMP
• 2026-02-12 Price Changed $149,900 SW Michigan MLS
• 2026-01-13 Price Changed $159,900 MiRealSource-MiMLS
• 2026-01-12 Price Changed $159,900 REALCOMP
• 2026-01-12 Price Changed $159,900 SW Michigan MLS
• 2025-12-31 Relisted — MiRealSource-MiMLS
• 2025-12-31 Relisted — REALCOMP
• 2025-12-31 Relisted — SW Michigan MLS
• 2025-12-18 Pending — MiRealSource-MiMLS
• 2025-12-18 Pending — REALCOMP
• 2025-12-18 Pending — SW Michigan MLS
• 2025-12-05 Price Changed $169,900 MiRealSource-MiMLS
• 2025-12-05 Price Changed $169,900 REALCOMP
• 2025-12-05 Price Changed $169,900 SW Michigan MLS
• 2025-12-04 Relisted — REALCOMP
• 2025-12-04 Relisted — MiRealSource-MiMLS
• 2025-12-04 Relisted — SW Michigan MLS
• 2025-12-02 Listing Removed — SW Michigan MLS
• 2025-12-02 Listing Removed — MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-11-18 Price Changed $189,900 MiRealSource-MiMLS
• 2025-11-18 Price Changed $189,900 REALCOMP
• 2025-11-18 Price Changed $189,900 SW Michigan MLS
• 2025-10-16 Price Changed $199,900 MiRealSource-MiMLS
• 2025-10-16 Price Changed $199,900 REALCOMP
• 2025-10-16 Price Changed $199,900 SW Michigan MLS
• 2025-09-16 Price Changed $209,900 MiRealSource-MiMLS
• 2025-09-16 Price Changed $209,900 REALCOMP
• 2025-09-16 Price Changed $209,900 SW Michigan MLS
• 2025-08-01 Listed $234,900 REALCOMP
• 2025-08-01 Listed $234,900 SW Michigan MLS
• 2025-08-01 Listed $234,900 MiRealSource-MiMLS
• 2019-01-25 Listing Removed — REALCOMP
• 2018-03-10 Listed $112,900 REALCOMP
• 2013-08-20 Listing Removed — REALCOMP
• 2013-06-06 Listed $92,900 REALCOMP

Property tax history

-1.6%/yr

Latest (2025): $1,023 · -78.2% YoY. Source: county tax records.