388 W Lagrant Rd · Mason, MI 48766

$189,900

3 bd · 1.0 ba · 2,180 sqft · SingleFamily public records · 37 Days on market

Built 1982 2.17 ac lot

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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).

• Cash flow +8.8/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

Key facts

• 2.17 acre lot
• 3 garage spots
• Pool

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Well water; Propane water heater
• Home design: Ranch-style single-family residence; Built in 1982
• Construction: Aluminum siding; Asphalt roof; Built in 1982
• Exterior features: Recreational lot; Pole barn; Indoor pool

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (13 x 16); Second bedroom (13 x 8); Additional bedroom (14 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Has cooling
• Interior features: Wood-burning fireplace; 6 total rooms; Full basement
• Laundry & utility: Washer; Dryer; Laundry room (12 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (29.5% below list).
• Recommended offer: $134k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.9% in Mason — 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 74/100 on livability (#168 in MI, #4,407 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Standish-Sterling Community Schools (rural): math 37% / reading 51% proficiency, ranked #168 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Standishsterling Central Jrsr High School (math 36% / reading 63%, grade D, #154 of 713 statewide, top 25%, 694 students, 58% FRL).
• Market conditions: 11 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.6% local appreciation)).
• Arenac County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 16y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $133,882 (29.5% 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 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.71% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.98×
• Total profit: $52,046
• Equity at exit: $127,075

10-year hold

• IRR: 14.3%
• Equity multiple: 3.99×
• Total profit: $159,194
• Equity at exit: $237,399

Cash invested: $53,172 (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 48766

• Home prices YoY: 3.2%
• Active inventory: 11
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-157

Break-even live

Break-even rent $1,537

Max offer price $162,229

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-103	+0% $-157	+5% $-210	+10% $-264
Rent	-10% $-262	-5% $-210	+0% $-157	+5% $-104	+10% $-51
Rate	-1.0pp $-61	-0.5pp $-108	base $-157	+0.5pp $-206	+1.0pp $-256

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-04
   days on market $189,900 Active 37 DOM
2. 2026-06-02
   days on market $189,900 Active 36 DOM
3. 2026-06-01
   days on market $189,900 Active 35 DOM
4. 2026-05-31
   days on market $189,900 Active 34 DOM
5. 2026-05-31
   days on market $189,900 Active 33 DOM
6. 2026-05-20
   price $189,900 890-char remark

   Show marketing remark (890 chars)

   Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

7. 2026-05-20
   price $189,900 890-char remark

   Show marketing remark (890 chars)

   Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

8. 2026-05-20
   price $189,900

   Show marketing remark (890 chars)

   Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

9. 2026-05-06
   price $199,900 890-char remark

   Show marketing remark (890 chars)

   Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

10. 2026-05-06
    price $199,900 890-char remark

    Show marketing remark (890 chars)

    Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

11. 2026-05-06
    price $199,900

    Show marketing remark (890 chars)

    Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

12. 2026-04-27
    listed $210,000 Active 890-char remark

    Show marketing remark (890 chars)

    Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

13. 2026-04-27
    listed $210,000 Active 890-char remark

    Show marketing remark (890 chars)

    Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

14. 2026-04-27
    listed $210,000 Active

    Show marketing remark (890 chars)

    Motivated Seller!!This is the kind of property that doesn't come around often. Welcome to 388 Lagrant Rd in Twining, Michigan--a spacious 2,100 sq ft home offering comfort, privacy, and serious upside potential, including additional space ready to be finished to your liking. Inside, you'll find a well-sized layout with room to spread out, plus a rare indoor pool--perfect for year-round enjoyment, entertaining, or creating your own private retreat. Major mechanicals are already handled, with the furnace and hot water heater updated in 2020 for added peace of mind. Outside is where the opportunity expands:Large pole barn with its own well and septicPotential to split the propertyIdeal for multi-family living, rental income, or future resaleLocated minutes from Standish and a short drive to Lake Huron, this property blends quiet country living with convenience and long-term value.

15. 2026-04-08
    historical
16. 2026-04-08
    historical
17. 2026-02-04
    price $189,900
18. 2026-02-03
    price $189,900
19. 2026-01-29
    price $194,900
20. 2026-01-28
    price $194,900
21. 2026-01-14
    price $198,000
22. 2026-01-13
    price $198,000
23. 2025-11-17
    listed $215,000 Active
24. 2025-11-17
    listed $215,000 Active
25. 2025-11-10
    historical
26. 2024-01-25
    soldstatus $183,000 Sold
27. 2024-01-25
    soldstatus $183,000 Closed
28. 2023-11-07
    historical Accepting Backup Offers
29. 2023-11-07
    historical Accepting Backup Offers
30. 2023-10-30
    price $182,900
31. 2023-10-30
    price $182,900
32. 2023-10-18
    price $184,900
33. 2023-10-18
    price $184,900
34. 2023-08-24
    status Active
35. 2023-08-24
    status Back on Market
36. 2023-07-24
    historical Accepting Backup Offers
37. 2023-07-24
    historical Accepting Backup Offers
38. 2023-07-07
    price $185,900
39. 2023-07-07
    price $185,900
40. 2023-06-29
    price $190,000
41. 2023-06-29
    price $190,000
42. 2023-05-17
    status Active
43. 2023-05-17
    status Back on Market
44. 2023-04-19
    historical Accepting Backup Offers
45. 2023-04-19
    historical Accepting Backup Offers
46. 2023-04-06
    listed $195,000 Active
47. 2023-04-06
    listed $195,000 Active
48. 2019-10-04
    soldstatus $122,500
49. 2019-08-21
    listed $99,900
50. 2019-08-21
    listed $99,900

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $2,298 · $192/mo
• Expected delta: +$626/yr (+$52/mo · 37.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $16,066
• − Mortgage interest: −$10,637
• − Property taxes: −$1,672
• − Insurance: −$950
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$5,524
• Taxable loss: −$5,288
• Est. tax savings @ 24.0%: +$1,269
• After-tax cash flow: $-611/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: Standish-Sterling Community Schools
• NCES district ID: 2632940
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $39,526
• Composite: 36.76/100
• National rank: #4573
• State rank: #168 of 540 in MI

Livability — Mason

• Score: 74/100
• State rank: #168
• US rank: #4407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,403
• Population (ZIP): 1,372

Population outlook (Arenac County) Hauer SSP2

• Today (2025): 14,036 people
• By 2030: 13,189 · -6.0%
• By 2040: 11,309 · -19.4%
• By 2050: 9,616 · -31.5%
• By 2075: 6,776 · -51.7%
• By 2100: 4,997 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Native American 2%
• Common ancestry: Romanian 8% Lithuanian 5% Iranian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Arenac

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.3%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+35.7 2016: R+33.1 2012: R+4.9 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.64%
• Current HPI: 212.4649
• 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

+36.6% since first listed

55 events — show timeline

• 2026-05-20 Price Changed $189,900 MiRealSource-MiMLS
• 2026-05-20 Price Changed $189,900 REALCOMP
• 2026-05-20 Price Changed $189,900 SW Michigan MLS
• 2026-05-06 Price Changed $199,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $199,900 REALCOMP
• 2026-05-06 Price Changed $199,900 SW Michigan MLS
• 2026-04-27 Listed $210,000 SW Michigan MLS
• 2026-04-27 Listed $210,000 REALCOMP
• 2026-04-27 Listed $210,000 MiRealSource-MiMLS
• 2026-04-08 Listing Removed — REALCOMP
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2026-02-04 Price Changed $189,900 MiRealSource-MiMLS
• 2026-02-03 Price Changed $189,900 REALCOMP
• 2026-01-29 Price Changed $194,900 MiRealSource-MiMLS
• 2026-01-28 Price Changed $194,900 REALCOMP
• 2026-01-14 Price Changed $198,000 MiRealSource-MiMLS
• 2026-01-13 Price Changed $198,000 REALCOMP
• 2025-11-17 Listed $215,000 REALCOMP
• 2025-11-17 Listed $215,000 MiRealSource-MiMLS
• 2025-11-10 Coming Soon — MiRealSource-MiMLS
• 2024-01-25 Sold (MLS) $183,000 MiRealSource-MiMLS
• 2024-01-25 Sold (MLS) $183,000 REALCOMP
• 2023-11-07 Contingent — REALCOMP
• 2023-11-07 Contingent — MiRealSource-MiMLS
• 2023-10-30 Price Changed $182,900 MiRealSource-MiMLS
• 2023-10-30 Price Changed $182,900 REALCOMP
• 2023-10-18 Price Changed $184,900 MiRealSource-MiMLS
• 2023-10-18 Price Changed $184,900 REALCOMP
• 2023-08-24 Relisted — REALCOMP
• 2023-08-24 Relisted — MiRealSource-MiMLS
• 2023-07-24 Contingent — REALCOMP
• 2023-07-24 Contingent — MiRealSource-MiMLS
• 2023-07-07 Price Changed $185,900 MiRealSource-MiMLS
• 2023-07-07 Price Changed $185,900 REALCOMP
• 2023-06-29 Price Changed $190,000 MiRealSource-MiMLS
• 2023-06-29 Price Changed $190,000 REALCOMP
• 2023-05-17 Relisted — REALCOMP
• 2023-05-17 Relisted — MiRealSource-MiMLS
• 2023-04-19 Contingent — REALCOMP
• 2023-04-19 Contingent — MiRealSource-MiMLS
• 2023-04-06 Listed $195,000 MiRealSource-MiMLS
• 2023-04-06 Listed $195,000 REALCOMP
• 2019-10-04 Sold (MLS) $122,500 REALCOMP
• 2019-08-21 Listed $99,900 REALCOMP
• 2019-08-21 Listed $99,900 MiRealSource-MiMLS
• 2017-06-05 Listing Removed — MiRealSource-MiMLS
• 2017-06-05 Listing Removed — MiRealSource-MiMLS
• 2017-06-05 Listing Removed — REALCOMP
• 2017-06-05 Listing Removed — REALCOMP
• 2017-03-27 Listed $150,000 MiRealSource-MiMLS
• 2017-03-27 Listed $150,000 MiRealSource-MiMLS
• 2017-03-27 Listed $150,000 REALCOMP
• 2017-03-27 Listed $150,000 REALCOMP
• 2010-10-19 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2010-06-15 Listed $139,000 MiRealSource-MiMLS

Property tax history

-0.5%/yr

Latest (2019): $1,672 · -50.7% YoY. Source: county tax records.