19196 Fillmore Rd · Stanwood, MI 49346

$149,900

2 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 27 Days on market

Built 1985 2.00 ac lot

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

Key facts

• 2 acre lot
• Garage
• Built 1985

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Well water; Electric utilities
• Home design: Ranch-style residential property; Built in 1985
• Construction: Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: 2.0-acre lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; LP tank (rented); Window screens; Total of 8 rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#654 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Morley Stanwood Community Schools (rural): math 24% / reading 33% proficiency, ranked #390 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 196 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y 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.
• Current owner paid $35k; list at $150k implies a 328% gain — meaningful room to come down on a strong offer.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F 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?
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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 6.8

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,677
• Equity at exit: $22,351

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $37,132
• Equity at exit: $12,961

Cash invested: $41,972 (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: 196
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $423

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 72%

Sensitivity live

Price	-10% $527	-5% $475	+0% $423	+5% $371	+10% $319
Rent	-10% $277	-5% $350	+0% $423	+5% $496	+10% $569
Rate	-1.0pp $498	-0.5pp $461	base $423	+0.5pp $384	+1.0pp $345

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-05-07
   status Pending 391-char remark

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

2. 2026-05-07
   status Pending 390-char remark

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

3. 2026-05-07
   status Pending

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

4. 2026-04-30
   historical Active Under Contract 391-char remark

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

5. 2026-04-30
   historical Accepting Backup Offers 390-char remark

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

6. 2026-04-30
   historical Active - Backup Offers Accepted

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

7. 2026-04-17
   status Active 391-char remark

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

8. 2026-04-17
   status Active 390-char remark

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

9. 2026-04-17
   status Active

   Show marketing remark (390 chars)

   Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

10. 2026-04-13
    historical Active Under Contract 391-char remark

    Show marketing remark (390 chars)

    Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

11. 2026-04-13
    historical Accepting Backup Offers 390-char remark

    Show marketing remark (390 chars)

    Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

12. 2026-04-13
    historical Active - Backup Offers Accepted

    Show marketing remark (390 chars)

    Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

13. 2026-04-10
    listed $149,900 Active 391-char remark

    Show marketing remark (391 chars)

    Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

14. 2026-04-09
    listed $149,900 Active 390-char remark

    Show marketing remark (390 chars)

    Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

15. 2026-04-09
    listed $149,900 Active

    Show marketing remark (390 chars)

    Beautifully updated and maintained Home in Stanwood, 2 bedroom, 2 bath 1985 single wide home with addition entryway, fencing, one car newer garage, sidewalks, covered porch, and a metal roof, all on 2 Acres in a country setting. .. The country views are sweeping. Just a few miles from old 131 and expressway 131. Large cement pad from a removed outbuilding that you could use in many ways.

16. 2010-04-16
    soldstatus $35,000
17. 2010-04-16
    soldstatus $35,000
18. 2010-04-16
    soldstatus $35,000
19. 2010-04-05
    listed $35,000
20. 2010-04-05
    listed $35,000
21. 2010-03-31
    historical
22. 2010-03-31
    historical
23. 2010-02-27
    listed $42,500
24. 2010-02-27
    listed $42,500
25. 2007-05-18
    soldstatus $55,000
26. 2004-01-14
    soldstatus $28,000
27. 2004-01-14
    soldstatus $28,000
28. 2002-06-08
    listed $45,000
29. 2002-06-08
    listed $45,000

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 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: $22,160
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$4,361
• Taxable income: $2,859
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $4,389/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: Morley Stanwood Community Schools
• NCES district ID: 2624600
• Math proficiency: 24% ▼ -1.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $40,617
• Composite: 24.03/100
• National rank: #7769
• State rank: #390 of 540 in MI

Livability — Stanwood

• Score: 57/100
• State rank: #654
• US rank: #22265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+233.1% since first listed

29 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — SW Michigan MLS
• 2026-04-30 Contingent — REALCOMP
• 2026-04-30 Contingent — MiRealSource-MiMLS
• 2026-04-30 Contingent — SW Michigan MLS
• 2026-04-17 Relisted — REALCOMP
• 2026-04-17 Relisted — MiRealSource-MiMLS
• 2026-04-17 Relisted — SW Michigan MLS
• 2026-04-13 Contingent — REALCOMP
• 2026-04-13 Contingent — MiRealSource-MiMLS
• 2026-04-13 Contingent — SW Michigan MLS
• 2026-04-10 Listed $149,900 REALCOMP
• 2026-04-09 Listed $149,900 SW Michigan MLS
• 2026-04-09 Listed $149,900 MiRealSource-MiMLS
• 2010-04-16 Sold (Public Records) $35,000 Public Records
• 2010-04-16 Sold (MLS) $35,000 REALCOMP
• 2010-04-16 Sold (MLS) $35,000 SW Michigan MLS
• 2010-04-05 Listed $35,000 REALCOMP
• 2010-04-05 Listed $35,000 SW Michigan MLS
• 2010-03-31 Listing Removed — SW Michigan MLS
• 2010-03-31 Listing Removed — REALCOMP
• 2010-02-27 Listed $42,500 SW Michigan MLS
• 2010-02-27 Listed $42,500 REALCOMP
• 2007-05-18 Sold (Public Records) $55,000 Public Records
• 2004-01-14 Sold (MLS) $28,000 REALCOMP
• 2004-01-14 Sold (MLS) $28,000 SW Michigan MLS
• 2002-06-08 Listed $45,000 REALCOMP
• 2002-06-08 Listed $45,000 SW Michigan MLS