1909 W 16th St · Webber, MI 49304

$60,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 3 Days on market

1.31 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Hunters and ORV enthusiasts! This one is for you! Located in the heart of ORV country, this 1.3 acre piece is right on the 16th St. trail, just west of the Little Manistee Trailhead, right around the corner from the new Lake County ORV Park, across the street from nearly 44,000 acres of public land, and just south of All-Sports Wolf Lake and Club 37. Food and fun! What more could you ask for? The mobile does not have a title and the well and septic are in unknown condition. Therefore, this will have to be cash. But, there's a lot to build on -- The structure is protected by a roof-over system and has a nice deck at one entrance, and an enclosed deck on the other. There is also a gazebo, firepit and shed. Bring your tools and your riding gear. It's a great place to hang out, and with a little sweat equity, could be a great investment opportunity. Come check it out today!

Key facts

• 1.3 acre piece
• 1.31 acre lot
• Listed 3 days

Tags

• 1.3 ACRE PIECE
• RIGHT ON THE 16TH ST TRAIL
• NEAR LITTLE MANISTEE TRAILHEAD
• ACROSS FROM PUBLIC LAND
• SOUTH OF ALL SPORTS WOLF LAKE
• PROTECTED BY ROOF OVER SYSTEM

Property features AI

Exterior

• Utilities: Electricity available
• Home design: Ranch style; Residential property
• Construction: Aluminum siding; Mixed roof
• Exterior features: Recreational lot; Wooded lot; Includes shed(s)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 5 rooms; Slab basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($794 rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 167 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lake County population projected at -22% 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $10k; list at $60k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

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. 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.
3. 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.
4. 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: 1.32% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $122,976
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2535 W Wilderness Way	0.68mi	2/1.0 (+1)	600 (-11%)	2mo	$110,000	$183	44

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $6,221
• Equity at exit: $8,946

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $25,915
• Equity at exit: $5,188

Cash invested: $16,800 (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 49304

• Home prices YoY: -30.4%
• Active inventory: 167
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $794 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $250

Break-even live

Break-even rent $477

Max offer price $60,000

Occupancy floor 63%

Sensitivity live

Price	-10% $284	-5% $267	+0% $250	+5% $234	+10% $217
Rent	-10% $188	-5% $219	+0% $250	+5% $282	+10% $313
Rate	-1.0pp $281	-0.5pp $266	base $250	+0.5pp $235	+1.0pp $219

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $60,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $60,000 Active 1 DOM

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$238/yr (+$20/mo · 53.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,530
• − Mortgage interest: −$3,361
• − Property taxes: −$447
• − Insurance: −$300
• − Repairs & maintenance: −$762
• − Management: −$762
• − Depreciation: −$1,745
• Taxable income: $2,152
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $2,490/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Webber

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

Census & demographics

• Population (ZIP): 4,680

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 12% Hispanic / Latino 11% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 5% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Vietnamese 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.01%
• Current HPI: 116.6025
• 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

+500.0% since first listed

4 events — show timeline

• 2026-06-17 Listed $60,000 REALCOMP
• 2026-06-17 Listed $60,000 MiRealSource-MiMLS
• 2026-06-17 Listed $60,000 SW Michigan MLS
• 2021-04-27 Sold (Public Records) $10,000 Public Records

Property tax history

+0.8%/yr

Latest (2024): $447 · -36.3% YoY. Source: county tax records.