2430 Ruby St · Union, MI 48858

$80,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 321 Days on market

Built 1978 Fair condition 0.31 ac lot 2-car garage $85/sqft · 40% below area Est $134k · 40% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just outside the city limits, this single-wide home offers country-style living with city convenience! Long-term tenants have taken great care of the property, featuring a spacious yard, perfect for outdoor enjoyment. Located in a quiet, friendly neighborhood near schools, parks, and shopping. This property also includes a large pole barn connected to a two-car garage, ideal for storage, hobbies or if you wanted to make some extra income, it is currently being rented. This whole package is a great investment or an affordable place to call home! 24 hour notice for all showings.

Key facts

• Spacious yard
• Large pole barn
• Quiet neighborhood

Tags

• SPACIOUS YARD
• QUIET NEIGHBORHOOD
• LARGE POLE BARN
• TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.8% in Union — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mt. Pleasant City School District (town): math 33% / reading 48% proficiency, ranked #229 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pullen Elementary School (327 students, 68% FRL); Fancher School (math 44% / reading 56%, grade D+, #371 of 1,397 statewide, top 27%, 406 students, 47% FRL); Mt Pleasant Senior High School (math 42% / reading 57%, grade D, #154 of 713 statewide, top 25%, 1,058 students, 42% FRL) — zoned schools average 53% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.9%/yr); 380 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $133,683
• List price: $80,000
• Delta: -40.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5232 E Broadway Lot 303 Lot: 303	0.20mi	2/2.0	980 (+4%)	4mo	$22,000	$22	76
5232 E Broadway Lot 301 Lot: 301	0.20mi	2/1.5	980 (+4%)	10mo	$23,000	$23	73
5215 Bertshire Dr	0.11mi	2/1.5	1,066 (+14%)	5mo	$134,000	$126	66
5232 E Broadway Lot 118 Lot: 118	0.24mi	3/1.0 (+1)	980 (+4%)	13mo	$32,000	$33	65
2046 Florence St	0.40mi	3/1.0 (+1)	921 (-2%)	14mo	$99,000	$107	62
2162 3rd St	0.28mi	3/1.0 (+1)	826 (-12%)	7mo	$105,000	$127	56
2107 Betty Ln	0.46mi	3/1.0 (+1)	960 (+2%)	17mo	$139,900	$146	56
1837 Belmont Dr	0.75mi	2/1.0	942 (+0%)	16mo	$148,000	$157	51
1758 Airway Dr	0.67mi	2/1.0	972 (+4%)	14mo	$127,000	$131	51
1877 Belmont	0.71mi	2/1.0	1,008 (+8%)	12mo	$160,500	$159	44
1435 E Broadway St	0.69mi	2/1.0	1,052 (+12%)	5mo	$155,000	$147	43
609 Garwood St Lot : 231	0.73mi	3/1.0 (+1)	1,005 (+7%)	15mo	$175,000	$174	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.33×
• Total profit: $7,402
• Equity at exit: $11,928

10-year hold

• IRR: 21.1%
• Equity multiple: 3.21×
• Total profit: $49,578
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 4 under contract
• Months of supply: 2.4 mo (42%/mo absorbed)
• Median asking: $51,450 ($64/sqft)
• Median days on market: 165 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +122.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 380
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $238

Break-even live

Break-even rent $678

Max offer price $80,000

Occupancy floor 71%

Sensitivity live

Price	-10% $284	-5% $261	+0% $238	+5% $216	+10% $193
Rent	-10% $161	-5% $200	+0% $238	+5% $277	+10% $316
Rate	-1.0pp $279	-0.5pp $259	base $238	+0.5pp $218	+1.0pp $197

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 S Isabella Rd Apt A Mt Pleasant, MI	2.0	1.0	622	$975	$1.57	6d	1	0.17mi
1010 E Lincoln St Mt Pleasant, MI	2.0	1.0	940	$1,050	$1.12	6d	1	1.03mi
6150 E Broadway Rd Apt 3 Mt Pleasant, MI	2.0	1.0	900	$725	$0.81	2d	1	1.07mi
3467 S Summerton Rd Unit 2 Mt Pleasant, MI	2.0	1.0	800	$925	$1.16	2d	1	1.28mi

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterShared septic
• Home design: Single-family residenceResidential property
• Construction: Aluminum sidingPillar/post/pier foundation938 above-grade finished square feet
• Exterior features: PorchBarn(s)

Interior

• Kitchen: MicrowaveOvenRefrigeratorRange
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: MicrowaveOvenRefrigeratorRangeFour total rooms

Listing history 50 events

1. 2026-09-24
   days on market $80,000 Active 321 DOM
2. 2026-09-23
   days on market $80,000 Active 320 DOM
3. 2026-09-20
   days on market $80,000 Active 317 DOM
4. 2026-09-19
   days on market $80,000 Active 316 DOM
5. 2026-09-18
   days on market $80,000 Active 315 DOM
6. 2026-09-17
   days on market $80,000 Active 314 DOM
7. 2026-09-16
   days on market $80,000 Active 313 DOM
8. 2026-09-15
   days on market $80,000 Active 312 DOM
9. 2026-09-14
   days on market $80,000 Active 311 DOM
10. 2026-09-13
    days on market $80,000 Active 310 DOM
11. 2026-09-12
    days on market $80,000 Active 309 DOM
12. 2026-09-11
    days on market $80,000 Active 308 DOM
13. 2026-09-05
    days on market $80,000 Active 302 DOM
14. 2026-09-04
    days on market $80,000 Active 301 DOM
15. 2026-09-03
    days on market $80,000 Active 300 DOM
16. 2026-09-02
    days on market $80,000 Active 299 DOM
17. 2026-08-30
    days on market $80,000 Active 296 DOM
18. 2026-08-29
    days on market $80,000 Active 295 DOM
19. 2026-08-28
    days on market $80,000 Active 294 DOM
20. 2026-08-27
    days on market $80,000 Active 293 DOM
21. 2026-08-26
    days on market $80,000 Active 292 DOM
22. 2026-08-25
    days on market $80,000 Active 291 DOM
23. 2026-08-24
    days on market $80,000 Active 290 DOM
24. 2026-08-23
    days on market $80,000 Active 289 DOM
25. 2026-08-22
    days on market $80,000 Active 288 DOM
26. 2026-08-21
    days on market $80,000 Active 287 DOM
27. 2026-08-20
    days on market $80,000 Active 286 DOM
28. 2026-08-19
    days on market $80,000 Active 285 DOM
29. 2026-08-18
    days on market $80,000 Active 284 DOM
30. 2026-08-17
    days on market $80,000 Active 283 DOM
31. 2026-08-16
    days on market $80,000 Active 282 DOM
32. 2026-08-15
    days on market $80,000 Active 281 DOM
33. 2026-08-14
    days on market $80,000 Active 280 DOM
34. 2026-08-13
    days on market $80,000 Active 279 DOM
35. 2026-08-12
    days on market $80,000 Active 278 DOM
36. 2026-08-11
    days on market $80,000 Active 277 DOM
37. 2026-08-10
    days on market $80,000 Active 276 DOM
38. 2026-08-09
    days on market $80,000 Active 275 DOM
39. 2026-08-08
    days on market $80,000 Active 274 DOM
40. 2026-08-07
    days on market $80,000 Active 273 DOM
41. 2026-08-06
    days on market $80,000 Active 272 DOM
42. 2026-08-05
    days on market $80,000 Active 271 DOM
43. 2026-08-04
    days on market $80,000 Active 270 DOM
44. 2026-08-03
    days on market $80,000 Active 269 DOM
45. 2026-07-31
    days on market $80,000 Active 266 DOM
46. 2026-07-30
    days on market $80,000 Active 265 DOM
47. 2026-07-29
    days on market $80,000 Active 264 DOM
48. 2026-07-27
    days on market $80,000 Active 262 DOM
49. 2026-07-25
    days on market $80,000 Active 260 DOM
50. 2026-07-24
    days on market $80,000 Active 259 DOM

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$120/yr (+$10/mo · 12.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,755
• − Mortgage interest: −$4,481
• − Property taxes: −$992
• − Insurance: −$400
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,327
• Taxable income: $1,675
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,459/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,450–$42,210 screening

This single-wide home requires significant exterior and interior repairs, including a new roof and fresh paint. Landscaping and fencing also need attention. While the property is currently occupied by long-term tenants, it presents an opportunity for substantial value increase through targeted renovations.

Components & finishes AI

Roof metal Flooring carpet Appliances white

Repairs flagged

• Major roof — Signs of aging and potential leaks.
• Major exterior siding — Weathered and faded red metal siding.
• Major flooring — Worn carpet in living room and kitchen.
• Major interior walls — Peeling wallpaper and signs of wear.
• Major landscaping — Sparse and overgrown vegetation.
• Major fencing — No visible photos, but likely needs repair or replacement.

Value-add opportunities

• Both paint exterior siding — Fresh paint can improve curb appeal and home value. ↑
• Both repair or replace roof — A new roof can significantly increase the home's value. ↑
• Both replace carpet in living room and kitchen — Fresh carpet can improve the home's appearance and value. ↑
• Both repair or replace interior walls — Fresh walls can improve the home's appearance and value. ↑
• Both prune and maintain landscaping — Well-maintained landscaping can improve curb appeal and home value. ↑
• Both repair or replace fencing — A repaired or replaced fence can improve the home's appearance and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Ganiard School Middle Fancher School D+ MI #371/1,397 Nat'l #12,529/41,679 High Mt Pleasant Senior High School D MI #154/713 Nat'l #5,677/17,239

Schools (NCES district)

• District: Mt. Pleasant City School District
• NCES district ID: 2624750
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $32,344
• Composite: 33.16/100
• National rank: #5548
• State rank: #229 of 540 in MI

Livability — Union

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

Census & demographics

• County: Isabella County · 75,111 people
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 12% of renters

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Population outlook (Isabella County) Hauer SSP2

• Today (2025): 75,111 people
• By 2030: 77,600 · +3.3%
• By 2040: 79,890 · +6.4%
• By 2050: 81,568 · +8.6%
• By 2075: 86,602 · +15.3%
• By 2100: 92,201 · +22.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 6% Hispanic / Latino 5% Native American 4% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 0%

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Political lean MEDSL · Isabella

• 2024 margin: Lean R (+7.5) · D 45.5% · R 53.0% · Other 1.6%
• 2008→2024 swing: -26.7pp toward R · 2008: 19.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+2.5 2016: R+3.7 2012: D+9.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.75%
• Current HPI: 206.1153
• Rent YoY: ▲ 16.89%
• Metro: Mount Pleasant, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterShared septic
• Home design: Single-family residenceResidential property
• Construction: Aluminum sidingPillar/post/pier foundation938 above-grade finished square feet
• Exterior features: PorchBarn(s)

Interior

• Kitchen: MicrowaveOvenRefrigeratorRange
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: MicrowaveOvenRefrigeratorRangeFour total rooms

Price history

+60.0% since first listed

6 events — show timeline

• 2026-02-03 Price Changed $80,000 MiRealSource-MiMLS
• 2026-02-02 Price Changed $80,000 REALCOMP
• 2025-11-06 Listed $85,000 REALCOMP
• 2025-11-06 Listed $85,000 MiRealSource-MiMLS
• 2015-10-28 Sold (Public Records) $775,000 Public Records
• 2007-10-17 Sold (Public Records) $50,000 Public Records

Property tax history

-0.3%/yr

Latest (2023): $992 · +41.7% YoY. Source: county tax records.