634 S Bluegill Ln · Newaygo, MI 49337

$29,500

3 bd · 2.0 ba · 1,078 sqft · SingleFamily · 42 Days on market

Built 2002 Average condition $27/sqft · at area comps Est $30k · at est. $570/mo HOA · 46% of rent ↓ 26% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 634 Bluegill in Newaygo, located in Brookhaven Estates! This 3-bedroom, 2 full bathroom home was built in 2001 and offers approximately 1,078 square feet with a functional split-bedroom layout and comfortable living space. Recent improvements include a brand-new roof and hot water heater (2025). The home also includes a shed with electrical hookup and security cameras for added peace of mind. Located within Brookhaven Estates, residents can enjoy community amenities including a pool perfect for summertime enjoyment. The Newaygo area is known for its small-town charm and access to outdoor recreation, with nearby rivers, lakes, parks, trails, and year-round activities to enjoy. With functional living space and important mechanical updates already completed, this home offers an affordable opportunity in the Newaygo area. Schedule your showing today!

Key facts

• Security cameras
• Brand new roof
• Community amenities

Tags

• BRAND NEW ROOF
• HOT WATER HEATER
• SHED WITH ELECTRICAL HOOKUP
• SECURITY CAMERAS
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• HOA & community: Community clubhouse, playground, and pool; Association fee $570 monthly (includes trash and snow removal)

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; Electric water heater
• Home design: Ranch style; Residential property
• Construction: Built in 2002; Vinyl siding; Composition roof; Crawl space basement
• Exterior features: Paved road access; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace (heating)
• Interior features: Eat-in kitchen; 7 total rooms
• Laundry & utility: Washer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.3% in Newaygo — 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 65/100 on livability (#470 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D, amenities D-.
• Newaygo Public School District (town): math 23% / reading 40% proficiency, ranked #349 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
• Newaygo County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $6k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $28,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 4.16% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.49%
• DSCR: 2.27
• GRM: 2.0

CMA / ARV

• ARV (median comp): $30,144
• List price: $29,500
• Delta: -2.14%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 S Catfish Ct	0.34mi	3/2.0	1,040 (-4%)	22mo	$38,000	$37	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.98×
• Total profit: $8,080
• Equity at exit: $4,399

10-year hold

• IRR: 31.9%
• Equity multiple: 3.98×
• Total profit: $24,619
• Equity at exit: $2,551

Cash invested: $8,260 (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 49337

• Home prices YoY: -16.9%
• Active inventory: 108
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$570
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $196

Break-even live

Break-even rent $980

Max offer price $29,500

Occupancy floor 79%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $570 · $6,840/yr
• Likely covers: waterelectricpoolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $29,500 Active 42 DOM
2. 2026-06-17
   pricedays on market $29,500 Active 41 DOM

   Show marketing remark (869 chars)

   Welcome to 634 Bluegill in Newaygo, located in Brookhaven Estates! This 3-bedroom, 2 full bathroom home was built in 2001 and offers approximately 1,078 square feet with a functional split-bedroom layout and comfortable living space. Recent improvements include a brand-new roof and hot water heater (2025). The home also includes a shed with electrical hookup and security cameras for added peace of mind. Located within Brookhaven Estates, residents can enjoy community amenities including a pool perfect for summertime enjoyment. The Newaygo area is known for its small-town charm and access to outdoor recreation, with nearby rivers, lakes, parks, trails, and year-round activities to enjoy. With functional living space and important mechanical updates already completed, this home offers an affordable opportunity in the Newaygo area. Schedule your showing today!

3. 2026-06-16
   days on market $35,000 Active 40 DOM
4. 2026-06-15
   days on market $35,000 Active 39 DOM
5. 2026-06-13
   days on market $35,000 Active 37 DOM
6. 2026-06-12
   days on market $35,000 Active 36 DOM
7. 2026-06-09
   days on market $35,000 Active 33 DOM
8. 2026-06-08
   days on market $35,000 Active 32 DOM
9. 2026-06-07
   days on market $35,000 Active 31 DOM
10. 2026-06-07
    days on market $35,000 Active 30 DOM
11. 2026-06-04
    days on market $35,000 Active 27 DOM
12. 2026-06-02
    days on market $35,000 Active 26 DOM
13. 2026-06-01
    days on market $35,000 Active 25 DOM
14. 2026-05-31
    days on market $35,000 Active 24 DOM
15. 2026-05-31
    days on market $35,000 Active 23 DOM
16. 2026-05-07
    listed $35,000 Active 869-char remark

    Show marketing remark (869 chars)

    Welcome to 634 Bluegill in Newaygo, located in Brookhaven Estates! This 3-bedroom, 2 full bathroom home was built in 2001 and offers approximately 1,078 square feet with a functional split-bedroom layout and comfortable living space. Recent improvements include a brand-new roof and hot water heater (2025). The home also includes a shed with electrical hookup and security cameras for added peace of mind. Located within Brookhaven Estates, residents can enjoy community amenities including a pool perfect for summertime enjoyment. The Newaygo area is known for its small-town charm and access to outdoor recreation, with nearby rivers, lakes, parks, trails, and year-round activities to enjoy. With functional living space and important mechanical updates already completed, this home offers an affordable opportunity in the Newaygo area. Schedule your showing today!

17. 2026-05-07
    listed $35,000 Active 869-char remark

    Show marketing remark (869 chars)

    Welcome to 634 Bluegill in Newaygo, located in Brookhaven Estates! This 3-bedroom, 2 full bathroom home was built in 2001 and offers approximately 1,078 square feet with a functional split-bedroom layout and comfortable living space. Recent improvements include a brand-new roof and hot water heater (2025). The home also includes a shed with electrical hookup and security cameras for added peace of mind. Located within Brookhaven Estates, residents can enjoy community amenities including a pool perfect for summertime enjoyment. The Newaygo area is known for its small-town charm and access to outdoor recreation, with nearby rivers, lakes, parks, trails, and year-round activities to enjoy. With functional living space and important mechanical updates already completed, this home offers an affordable opportunity in the Newaygo area. Schedule your showing today!

18. 2026-05-07
    listed $35,000 Active

    Show marketing remark (869 chars)

    Welcome to 634 Bluegill in Newaygo, located in Brookhaven Estates! This 3-bedroom, 2 full bathroom home was built in 2001 and offers approximately 1,078 square feet with a functional split-bedroom layout and comfortable living space. Recent improvements include a brand-new roof and hot water heater (2025). The home also includes a shed with electrical hookup and security cameras for added peace of mind. Located within Brookhaven Estates, residents can enjoy community amenities including a pool perfect for summertime enjoyment. The Newaygo area is known for its small-town charm and access to outdoor recreation, with nearby rivers, lakes, parks, trails, and year-round activities to enjoy. With functional living space and important mechanical updates already completed, this home offers an affordable opportunity in the Newaygo area. Schedule your showing today!

19. 2023-04-27
    historical
20. 2023-04-27
    historical
21. 2023-04-25
    listed $40,000 Active
22. 2023-04-25
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,734
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − HOA: −$6,840
• − Depreciation: −$858
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $1,769/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

Average 55/100 Moderate rehab

This 3-bedroom, 2-bathroom home in Newaygo, MI, built in 2001, requires moderate renovations to modernize the kitchen and bathrooms, replace flooring, and improve the exterior. These updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate flooring — dated and in need of replacement

Value-add opportunities

• Resale new kitchen cabinets and appliances — modernizes the kitchen and increases appeal
• Resale new bathroom fixtures and cabinetry — modernizes the bathrooms and increases appeal
• Resale new flooring — modernizes the living spaces and increases appeal
• Both landscaping and curb appeal improvements — enhances the home's curb appeal and increases both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
flooring · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale new kitchen cabinets and appliances — modernizes the kitchen and increases appeal ↑
• Resale new bathroom fixtures and cabinetry — modernizes the bathrooms and increases appeal ↑
• Resale new flooring — modernizes the living spaces and increases appeal ↑
• Both landscaping and curb appeal improvements — enhances the home's curb appeal and increases both resale and rental value ↑

ⓘ 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: Newaygo Public School District
• NCES district ID: 2625320
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $41,018
• Composite: 26.52/100
• National rank: #7199
• State rank: #349 of 540 in MI

Livability — Newaygo

• Score: 65/100
• State rank: #470
• US rank: #13352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newaygo, MI
• Population (ZIP): 13,030

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 14% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -62.83%
• Current HPI: 310.1533
• 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

-26.2% since first listed

10 events — show timeline

• 2026-06-17 Price Changed $29,500 MiRealSource-MiMLS
• 2026-06-17 Price Changed $29,500 REALCOMP
• 2026-06-17 Price Changed $29,500 SW Michigan MLS
• 2026-05-07 Listed $35,000 SW Michigan MLS
• 2026-05-07 Listed $35,000 REALCOMP
• 2026-05-07 Listed $35,000 MiRealSource-MiMLS
• 2023-04-27 Listing Removed — MiRealSource-MiMLS
• 2023-04-27 Listing Removed — REALCOMP
• 2023-04-25 Listed $40,000 MiRealSource-MiMLS
• 2023-04-25 Listed $40,000 REALCOMP