1014 Union · Union, MI 48858

$95,000

4 bd · 2.0 ba · 1,344 sqft · Land · 54 Days on market

Built 2020

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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 +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, affordable living in desirable Summerhill Village! This move-in ready home offers a perfect blend of comfort, convenience, and community. Step inside to find a well-maintained interior with a functional layout that makes the most of every square foot—ideal for first-time buyers, downsizers, or anyone looking for low-maintenance living. Enjoy a bright living space, spacious kitchen, and comfortable bedrooms, all ready for you to settle in without the hassle of updates or repairs. Outside, you’ll appreciate a manageable yard and the welcoming neighborhood atmosphere. Located in Summerhill Village, residents benefit from fantastic community amenities such as a clubhouse, playground, and well-kept common areas—perfect for relaxing or connecting with neighbors. Plus, you’re just minutes from shopping, dining, and everything Mt. Pleasant has to offer. Affordable, convenient, and move-in ready—this is an opportunity you don’t want to miss!

Key facts

• Manageable yard
• Clubhouse
• Common areas

Tags

• MANAGEABLE YARD
• CLUBHOUSE
• PLAYGROUND
• COMMON AREAS
• SHOPPING
• DINING

Property features AI

Exterior

• Utilities: Public water; Shared septic
• Home design: Single-family residence; Residential zoning; Vinyl siding
• Construction: Vinyl siding exterior; Pillar/post/pier foundation; Built area above grade: 1,344 (finished)
• Exterior features: Patio; Porch; Shed(s); Pets allowed

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Pantry
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Entrance foyer; Pantry; Walk-in closet(s); Window treatments

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mt. Pleasant City School District (town): math 33% / reading 48% proficiency, ranked #229 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pullen Elementary School (327 students, 68% FRL); Fancher School (math 44% / reading 56%, grade D+, #371 of 1,397 statewide, top 27%, 406 students, 47% FRL); Mt Pleasant Senior High School (math 42% / reading 57%, grade D, #154 of 713 statewide, top 25%, 1,058 students, 42% FRL) — zoned schools average 53% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.9%/yr); 249 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.89%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 1.99×
• Total profit: $26,296
• Equity at exit: $14,165

10-year hold

• IRR: 33.7%
• Equity multiple: 4.85×
• Total profit: $102,541
• Equity at exit: $8,214

Cash invested: $26,600 (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 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 249
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $530

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 60%

Sensitivity live

Price	-10% $595	-5% $562	+0% $530	+5% $497	+10% $464
Rent	-10% $411	-5% $470	+0% $530	+5% $589	+10% $648
Rate	-1.0pp $577	-0.5pp $554	base $530	+0.5pp $505	+1.0pp $480

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 S Mission Rd Mt Pleasant, MI	2.0–4.0	2.0	1264	$1,548	$1.22	45d	4	0.14mi

Listing history 23 events

1. 2026-06-21
   days on market $95,000 Active 54 DOM
2. 2026-06-19
   days on market $95,000 Active 52 DOM
3. 2026-06-18
   days on market $95,000 Active 51 DOM
4. 2026-06-17
   days on market $95,000 Active 50 DOM
5. 2026-06-16
   days on market $95,000 Active 49 DOM
6. 2026-06-15
   days on market $95,000 Active 48 DOM
7. 2026-06-14
   days on market $95,000 Active 46 DOM
8. 2026-06-12
   days on market $95,000 Active 45 DOM
9. 2026-06-09
   days on market $95,000 Active 42 DOM
10. 2026-06-08
    days on market $95,000 Active 41 DOM
11. 2026-06-07
    days on market $95,000 Active 40 DOM
12. 2026-06-05
    days on market $95,000 Active 37 DOM
13. 2026-06-03
    days on market $95,000 Active 36 DOM
14. 2026-06-02
    days on market $95,000 Active 35 DOM
15. 2026-06-01
    days on market $95,000 Active 34 DOM
16. 2026-05-31
    days on market $95,000 Active 33 DOM
17. 2026-05-30
    days on market $95,000 Active 32 DOM
18. 2026-04-24
    listed $95,000 Active 1077-char remark

    Show marketing remark (1077 chars)

    Welcome to easy, affordable living in desirable Summerhill Village! This move-in ready home offers a perfect blend of comfort, convenience, and community. Step inside to find a well-maintained interior with a functional layout that makes the most of every square foot—ideal for first-time buyers, downsizers, or anyone looking for low-maintenance living. Enjoy a bright living space, spacious kitchen, and comfortable bedrooms, all ready for you to settle in without the hassle of updates or repairs. Outside, you’ll appreciate a manageable yard and the welcoming neighborhood atmosphere. Located in Summerhill Village, residents benefit from fantastic community amenities such as a clubhouse, playground, and well-kept common areas—perfect for relaxing or connecting with neighbors. Plus, you’re just minutes from shopping, dining, and everything Mt. Pleasant has to offer. Affordable, convenient, and move-in ready—this is an opportunity you don’t want to miss!

19. 2026-04-24
    listed $95,000 Active

    Show marketing remark (1077 chars)

    Welcome to easy, affordable living in desirable Summerhill Village! This move-in ready home offers a perfect blend of comfort, convenience, and community. Step inside to find a well-maintained interior with a functional layout that makes the most of every square foot—ideal for first-time buyers, downsizers, or anyone looking for low-maintenance living. Enjoy a bright living space, spacious kitchen, and comfortable bedrooms, all ready for you to settle in without the hassle of updates or repairs. Outside, you’ll appreciate a manageable yard and the welcoming neighborhood atmosphere. Located in Summerhill Village, residents benefit from fantastic community amenities such as a clubhouse, playground, and well-kept common areas—perfect for relaxing or connecting with neighbors. Plus, you’re just minutes from shopping, dining, and everything Mt. Pleasant has to offer. Affordable, convenient, and move-in ready—this is an opportunity you don’t want to miss!

20. 2023-12-31
    historical
21. 2023-12-31
    historical
22. 2022-01-11
    listed $89,750 Active
23. 2022-01-11
    listed $89,750 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: $18,018
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$2,764
• Taxable income: $5,150
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $5,120/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: Mt. Pleasant City School District
• NCES district ID: 2624750
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $32,344
• Composite: 33.16/100
• National rank: #5548
• State rank: #229 of 540 in MI

Livability — Union

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

Census & demographics

• County: Isabella County · 42,226 people
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2381.0

Population outlook (Isabella County) Hauer SSP2

• Today (2025): 75,111 people
• By 2030: 77,600 · +3.3%
• By 2040: 79,890 · +6.4%
• By 2050: 81,568 · +8.6%
• By 2075: 86,602 · +15.3%
• By 2100: 92,201 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 6% Hispanic / Latino 5% Native American 4% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 0%

Political lean MEDSL · Isabella

• 2024 margin: Lean R (+7.5) · D 45.5% · R 53.0% · Other 1.6%
• 2008→2024 swing: -26.7pp toward R · 2008: 19.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+2.5 2016: R+3.7 2012: D+9.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.75%
• Current HPI: 206.1153
• Rent YoY: ▲ 16.89%
• Metro: Mount Pleasant, MI
• 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

+5.8% since first listed

6 events — show timeline

• 2026-04-24 Listed $95,000 REALCOMP
• 2026-04-24 Listed $95,000 MiRealSource-MiMLS
• 2023-12-31 Listing Removed — MiRealSource-MiMLS
• 2023-12-31 Listing Removed — REALCOMP
• 2022-01-11 Listed $89,750 MiRealSource-MiMLS
• 2022-01-11 Listed $89,750 REALCOMP