N3909 Pine Mountain Rd Trlr 84 · Breitung, MI 49801

$79,900

1 bd · 1.0 ba · 408 sqft · Manufactured · 6 Days on market

Built 1992 Good condition

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover peaceful riverfront living in this charming 408 square-foot, 1 bedroom, 1 bathroom mobile home nestled in a serene park directly on the banks of the beautiful Menominee river. The standout feature of this property is the private deck, where you can literally cast a fishing line into the water without ever leaving home. Imagine starting your day with coffee on the deck as you reel in your catch, or enjoying evening fishing right outside your door. This rare direct river access offers unmatched convenience and tranquility for any angler. Outdoor enthusiasts will love the home’s convenient location near extensive ATV trails, providing easy access to miles of scenic riding throu

Key facts

• Private deck
• Direct river access
• Boat dock

Tags

• PRIVATE DECK
• DIRECT RIVER ACCESS
• BOAT DOCK

Property features AI

Finance

• Other: Located in the Rivers Bend community (MH park)
• Financial info: Rent amount listed at $500; Available for long term or seasonal lease
• HOA & community: Community includes clubhouse, park, playground and private entry; Grounds maintenance and exterior maintenance included; Some pet restrictions

Exterior

• Utilities: Public water; Public sanitary sewer; Electric with circuit breaker; No fuel type listed
• Home design: Single wide manufactured home; Manufactured property in an MH park; One-story
• Construction: Vinyl siding; Built in 1992; Piers foundation
• Exterior features: Deck; River frontage on the Menominee; River and rural views; City/County maintained roads

Interior

• Kitchen: Range/Oven
• Bedrooms: Primary bedroom located on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system; No cooling system
• Interior features: Bay window; Window treatments; Furnished
• Laundry & utility: No water heater on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5 ($55/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 $78k (3.0% below list).
• Recommended offer: $78k (3.0% 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.
• Breitung Township School District (town): math 39% / reading 55% proficiency, ranked #130 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Elementary School (math 60% / reading 54%, grade C+, #236 of 1,397 statewide, top 19%, 805 students, 48% FRL); Kingsford Middle School (math 30% / reading 53%, grade F, #192 of 493 statewide, top 39%, 576 students, 41% FRL); Kingsford High School (math 32% / reading 62%, grade D-, #187 of 713 statewide, top 29%, 591 students, 35% FRL).
• Market conditions: 74 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dickinson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,506 (3.0% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-12,609
• Equity at exit: $11,913

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-10,418
• Equity at exit: $6,908

Cash invested: $22,372 (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 49801

• Home prices YoY: -27.8%
• Active inventory: 74
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $5

Break-even live

Break-even rent $769

Max offer price $79,900

Occupancy floor 94%

Sensitivity live

Price	-10% $60	-5% $32	+0% $5	+5% $-23	+10% $-51
Rent	-10% $-57	-5% $-26	+0% $5	+5% $35	+10% $66
Rate	-1.0pp $45	-0.5pp $25	base $5	+0.5pp $-16	+1.0pp $-37

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $79,900 Active 6 DOM
2. 2026-06-21
   days on market $79,900 Active 5 DOM
3. 2026-06-18
   days on market $79,900 Active 3 DOM
4. 2026-06-17
   days on market $79,900 Active 2 DOM
5. 2026-06-16
   remarks 693-char remark
6. 2026-06-16
   listed $79,900 Active 1 DOM

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,301
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,066
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,324
• Taxable loss: −$1,252
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $355/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming 408 square-foot mobile home is in good condition with a private deck and direct river access. It offers a great opportunity for a peaceful riverfront living experience.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its value.
• Both Replace the deck — A new deck can significantly increase the home's value and provide a more comfortable living space for the owner and potential buyers.
• Resale Upgrade the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its resale value.
• Rental Install a smart thermostat — A smart thermostat can help reduce energy costs and make the home more attractive to renters looking for energy-efficient properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its value. ↑
• Both Replace the deck — A new deck can significantly increase the home's value and provide a more comfortable living space for the owner and potential buyers. ↑
• Resale Upgrade the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its resale value. ↑
• Rental Install a smart thermostat — A smart thermostat can help reduce energy costs and make the home more attractive to renters looking for energy-efficient properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Breitung Township School District
• NCES district ID: 2606720
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $45,413
• Composite: 39.8/100
• National rank: #3878
• State rank: #130 of 540 in MI

Livability — Breitung

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

Census & demographics

• Population (ZIP): 11,606

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Native American 1%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 191.087
• 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

1 event — show timeline

• 2026-06-13 Listed $79,900 MiRealSource-MiMLS