6782 White Pine Dr · Morton, MI 49346

$219,844

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 89 Days on market

Built 1990 0.45 ac lot $211/sqft · 24% below area Est $255k · 14% under $75/mo HOA · 4% of rent

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Why this score? — see what drove the D- 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 +13.7/15.0
• Cash flow +9.2/30.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Home in Royal South - Steps from Lake Laura & Golf. Discover effortless living in this beautifully maintained home located in the highly desirable Canadian Lakes, MI. Perfect as a year-round residence, or seasonal home. This home blends comfort, convenience, and the unmatched amenities of Canadian Lakes. Spacious Great Room with an open, airy feel, ideal for relaxing or entertaining Ceramic tile flooring throughout for easy maintenance & a clean, modern look. 3-Season Screened Porch in the back yard offering a peaceful spot to enjoy the outdoors without the bugs. Ground level entry and no stairs, Whether you're seeking tranquility, recreation, or a welcoming community, this home places you in the heart of it all. With its charming features and unbeatable location, it's a rare opportunity in one of Michigan's premier private lake and golf communities. Amenities, including private beaches, indoor/outdoor pools, fitness center, boating, pickleball, and more.

Key facts

• Boating
• Fitness center
• Pickleball

Tags

• 3-SEASON SCREENED PORCH
• PRIVATE BEACHES
• INDOOR OUTDOOR POOLS
• FITNESS CENTER
• BOATING
• PICKLEBALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (17.8% below list).
• Recommended offer: $181k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Chippewa Hills School District (rural): math 24% / reading 42% proficiency, ranked #324 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mecosta Elementary School (math 42% / reading 52%, grade D-, #433 of 1,397 statewide, top 34%, 228 students, 66% FRL); Chippewa Hills Intermediate School (math 17% / reading 37%, grade F, #372 of 493 statewide, top 77%, 513 students, 69% FRL); Chippewa Hills High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 476 students, 59% FRL).
• Market conditions: 198 active listings in the ZIP; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 13 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.

Recommended offer $180,820 (17.8% 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 89 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.1

CMA / ARV

• ARV (median comp): $255,094
• List price: $219,844
• Delta: -13.82%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-46,112
• Equity at exit: $32,779

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-53,454
• Equity at exit: $19,008

Cash invested: $61,556 (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 49346

• Home prices YoY: -27.2%
• Active inventory: 198
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$75
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-166

Break-even live

Break-even rent $2,018

Max offer price $195,850

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-90	+0% $-166	+5% $-242	+10% $-318
Rent	-10% $-309	-5% $-237	+0% $-166	+5% $-94	+10% $-23
Rate	-1.0pp $-55	-0.5pp $-110	base $-166	+0.5pp $-223	+1.0pp $-281

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: $54,961
• Closing costs: $6,595
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: poolgym

Listing history 50 events

1. 2026-06-22
   days on market $219,844 Active 89 DOM
2. 2026-06-19
   days on market $219,844 Active 86 DOM
3. 2026-06-18
   days on market $219,844 Active 85 DOM
4. 2026-06-17
   days on market $219,844 Active 84 DOM
5. 2026-06-16
   days on market $219,844 Active 83 DOM
6. 2026-06-15
   days on market $219,844 Active 82 DOM
7. 2026-06-14
   days on market $219,844 Active 80 DOM
8. 2026-06-12
   pricedays on market $219,844 Active 79 DOM
9. 2026-06-09
   days on market $226,644 Active 76 DOM
10. 2026-06-08
    days on market $226,644 Active 75 DOM
11. 2026-06-07
    days on market $226,644 Active 74 DOM
12. 2026-06-05
    days on market $226,644 Active 71 DOM
13. 2026-06-03
    days on market $226,644 Active 70 DOM
14. 2026-06-02
    days on market $226,644 Active 69 DOM
15. 2026-06-01
    days on market $226,644 Active 68 DOM
16. 2026-05-31
    price $226,644 Active 67 DOM
17. 2026-05-31
    days on market $228,644 Active 67 DOM
18. 2026-05-30
    days on market $228,644 Active 66 DOM
19. 2026-05-18
    price $228,644 999-char remark

    Show marketing remark (999 chars)

    Charming 2-Bedroom Home in Royal South - Steps from Lake Laura & Golf. Discover effortless living in this beautifully maintained home located in the highly desirable Canadian Lakes, MI. Perfect as a year-round residence, or seasonal home. This home blends comfort, convenience, and the unmatched amenities of Canadian Lakes. Spacious Great Room with an open, airy feel, ideal for relaxing or entertaining Ceramic tile flooring throughout for easy maintenance & a clean, modern look. 3-Season Screened Porch in the back yard offering a peaceful spot to enjoy the outdoors without the bugs. Ground level entry and no stairs, Whether you're seeking tranquility, recreation, or a welcoming community, this home places you in the heart of it all. With its charming features and unbeatable location, it's a rare opportunity in one of Michigan's premier private lake and golf communities. Amenities, including private beaches, indoor/outdoor pools, fitness center, boating, pickleball, and more.

20. 2026-05-18
    price $225,644 999-char remark

    Show marketing remark (999 chars)

    Charming 2-Bedroom Home in Royal South - Steps from Lake Laura & Golf. Discover effortless living in this beautifully maintained home located in the highly desirable Canadian Lakes, MI. Perfect as a year-round residence, or seasonal home. This home blends comfort, convenience, and the unmatched amenities of Canadian Lakes. Spacious Great Room with an open, airy feel, ideal for relaxing or entertaining Ceramic tile flooring throughout for easy maintenance & a clean, modern look. 3-Season Screened Porch in the back yard offering a peaceful spot to enjoy the outdoors without the bugs. Ground level entry and no stairs, Whether you're seeking tranquility, recreation, or a welcoming community, this home places you in the heart of it all. With its charming features and unbeatable location, it's a rare opportunity in one of Michigan's premier private lake and golf communities. Amenities, including private beaches, indoor/outdoor pools, fitness center, boating, pickleball, and more.

21. 2026-03-25
    listed $228,644 Active 999-char remark

    Show marketing remark (1000 chars)

    Charming 2-Bedroom Home in Royal South - Steps from Lake Laura & Golf. Discover effortless living in this beautifully maintained home located in the highly desirable Canadian Lakes, MI. Perfect as a year-round residence, or seasonal home. This home blends comfort, convenience, and the unmatched amenities of Canadian Lakes. Spacious Great Room with an open, airy feel, ideal for relaxing or entertaining Ceramic tile flooring throughout for easy maintenance & a clean, modern look. 3-Season Screened Porch in the back yard offering a peaceful spot to enjoy the outdoors without the bugs. Ground level entry and no stairs, Whether you're seeking tranquility, recreation, or a welcoming community, this home places you in the heart of it all. With its charming features and unbeatable location, it's a rare opportunity in one of Michigan's premier private lake and golf communities. Amenities, including private beaches, indoor/outdoor pools, fitness center, boating, pickleball, and more.

22. 2026-03-25
    listed $228,644 Active 1000-char remark

    Show marketing remark (1000 chars)

    Charming 2-Bedroom Home in Royal South - Steps from Lake Laura & Golf. Discover effortless living in this beautifully maintained home located in the highly desirable Canadian Lakes, MI. Perfect as a year-round residence, or seasonal home. This home blends comfort, convenience, and the unmatched amenities of Canadian Lakes. Spacious Great Room with an open, airy feel, ideal for relaxing or entertaining Ceramic tile flooring throughout for easy maintenance & a clean, modern look. 3-Season Screened Porch in the back yard offering a peaceful spot to enjoy the outdoors without the bugs. Ground level entry and no stairs, Whether you're seeking tranquility, recreation, or a welcoming community, this home places you in the heart of it all. With its charming features and unbeatable location, it's a rare opportunity in one of Michigan's premier private lake and golf communities. Amenities, including private beaches, indoor/outdoor pools, fitness center, boating, pickleball, and more.

23. 2026-03-25
    listed $228,644 Active

    Show marketing remark (1000 chars)

    Charming 2-Bedroom Home in Royal South - Steps from Lake Laura & Golf. Discover effortless living in this beautifully maintained home located in the highly desirable Canadian Lakes, MI. Perfect as a year-round residence, or seasonal home. This home blends comfort, convenience, and the unmatched amenities of Canadian Lakes. Spacious Great Room with an open, airy feel, ideal for relaxing or entertaining Ceramic tile flooring throughout for easy maintenance & a clean, modern look. 3-Season Screened Porch in the back yard offering a peaceful spot to enjoy the outdoors without the bugs. Ground level entry and no stairs, Whether you're seeking tranquility, recreation, or a welcoming community, this home places you in the heart of it all. With its charming features and unbeatable location, it's a rare opportunity in one of Michigan's premier private lake and golf communities. Amenities, including private beaches, indoor/outdoor pools, fitness center, boating, pickleball, and more.

24. 2023-08-15
    soldstatus $195,134 Sold
25. 2023-08-15
    soldstatus $195,134 Sold
26. 2023-08-15
    soldstatus $195,134 Closed
27. 2023-07-09
    status Pending
28. 2023-07-09
    status Pending
29. 2023-07-02
    historical Accepting Backup Offers
30. 2023-07-02
    historical Active - Backup Offers Accepted
31. 2023-06-27
    price $199,900
32. 2023-06-27
    price $199,900
33. 2023-06-27
    price $199,900
34. 2023-06-06
    listed $215,000 Active
35. 2023-06-06
    listed $215,000 Active
36. 2023-06-06
    listed $215,000 Active
37. 2021-03-16
    soldstatus $125,000
38. 2021-03-02
    soldstatus $125,000 Sold
39. 2021-03-02
    soldstatus $125,000 Sold
40. 2021-02-12
    status Pending
41. 2021-02-12
    status Pending
42. 2021-01-26
    historical Contingent - Continue To Show
43. 2021-01-26
    historical Active Backup
44. 2021-01-21
    listed $134,900 Active
45. 2021-01-21
    listed $134,900 Active
46. 2021-01-21
    listed $134,900
47. 2014-09-26
    historical
48. 2011-09-01
    soldstatus $70,000
49. 2007-07-31
    soldstatus $56,000
50. 2007-07-31
    soldstatus $56,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 13 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: $21,698
• − Mortgage interest: −$12,315
• − Property taxes: −$3,298
• − Insurance: −$1,099
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$900
• − Depreciation: −$6,395
• Taxable loss: −$5,780
• Est. tax savings @ 24.0%: +$1,387
• After-tax cash flow: $-602/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: Chippewa Hills School District
• NCES district ID: 2609560
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $43,598
• Composite: 28.01/100
• National rank: #6849
• State rank: #324 of 540 in MI

Livability — Morton

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

Census & demographics

• Census place: Canadian Lakes, MI
• Population (ZIP): 4,851

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.43%
• Current HPI: 196.1356
• 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

+118.0% since first listed

38 events — show timeline

• 2026-05-18 Price Changed $228,644 SW Michigan MLS
• 2026-05-18 Price Changed $225,644 SW Michigan MLS
• 2026-03-25 Listed $228,644 MiRealSource-MiMLS
• 2026-03-25 Listed $228,644 REALCOMP
• 2026-03-25 Listed $228,644 SW Michigan MLS
• 2023-08-15 Sold (MLS) $195,134 MiRealSource-MiMLS
• 2023-08-15 Sold (MLS) $195,134 SW Michigan MLS
• 2023-08-15 Sold (MLS) $195,134 REALCOMP
• 2023-07-09 Pending — REALCOMP
• 2023-07-09 Pending — SW Michigan MLS
• 2023-07-02 Contingent — REALCOMP
• 2023-07-02 Contingent — SW Michigan MLS
• 2023-06-27 Price Changed $199,900 MiRealSource-MiMLS
• 2023-06-27 Price Changed $199,900 REALCOMP
• 2023-06-27 Price Changed $199,900 SW Michigan MLS
• 2023-06-06 Listed $215,000 MiRealSource-MiMLS
• 2023-06-06 Listed $215,000 SW Michigan MLS
• 2023-06-06 Listed $215,000 REALCOMP
• 2021-03-16 Sold (Public Records) $125,000 Public Records
• 2021-03-02 Sold (MLS) $125,000 SW Michigan MLS
• 2021-03-02 Sold (MLS) $125,000 REALCOMP
• 2021-02-12 Pending — REALCOMP
• 2021-02-12 Pending — SW Michigan MLS
• 2021-01-26 Contingent — REALCOMP
• 2021-01-26 Contingent — SW Michigan MLS
• 2021-01-21 Listed $134,900 MiRealSource-MiMLS
• 2021-01-21 Listed $134,900 SW Michigan MLS
• 2021-01-21 Listed $134,900 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2011-09-01 Sold (Public Records) $70,000 Public Records
• 2007-07-31 Sold (MLS) $56,000 REALCOMP
• 2007-07-31 Sold (MLS) $56,000 SW Michigan MLS
• 2007-07-26 Sold (Public Records) $56,000 Public Records
• 2007-03-13 Listed $64,900 REALCOMP
• 2007-03-13 Listed $64,900 SW Michigan MLS
• 2005-10-28 Listing Removed — REALCOMP
• 2005-03-28 Listed $104,900 REALCOMP
• 2005-03-28 Listed $104,900 SW Michigan MLS