1246 Sunnyside #306 · Cadillac, MI 49601

$37,500

3 bd · 2.0 ba · 1,300 sqft · Condo · 30 Days on market

Built 2001 Good condition $184/mo HOA · 17% of rent

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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
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 6 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

Key facts

• Hot tub
• Private beach
• Fire pit

Tags

• PRIVATE SPACIOUS BALCONY
• PRIVATE BEACH
• SITTING DOCK
• FIRE PIT
• INDOOR HEATED SWIMMING POOL
• HOT TUB

Property features AI

Finance

• HOA & community: Monthly association fee ($184) covering lawn maintenance, snow removal, trash removal, water/sewer, exterior maintenance, and heating; Community amenities include grounds maintenance and pool/hot tub

Exterior

• Utilities: Public water; Community sewer; Natural gas
• Home design: Condominium; More than two stories; Unit number 306
• Construction: Built in 2001
• Exterior features: Stone and Masonite exterior; Exterior balcony; Lawn sprinkler; Sidewalks; Sloping lot; All-sports lake frontage with sandy bottom; Dock/pier facility; On the water (Lake Cadillac)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range/Oven; Refrigerator
• Bedrooms: Main-level bedroom (11 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heat; Central A/C; Gas water heater
• Interior features: Fireplace; Walk-in closet; Window treatments
• Laundry & utility: Washer; Dryer; Main-level laundry; Poured basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $38k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 4.0% in Cadillac — 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 70/100 on livability (#312 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Cadillac Area Public Schools (town): math 45% / reading 53% proficiency, ranked #120 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Wexford County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $259 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wexford County population projected at -15% 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y 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 $36,937 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.93% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.58%
• DSCR: 3.16
• GRM: 2.8

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: 46.3%
• Equity multiple: 3.01×
• Total profit: $21,125
• Equity at exit: $5,591

10-year hold

• IRR: 52.1%
• Equity multiple: 6.12×
• Total profit: $53,782
• Equity at exit: $3,242

Cash invested: $10,500 (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 49601

• Home prices YoY: -19.9%
• Active inventory: 218
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$184
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $425

Break-even live

Break-even rent $561

Max offer price $37,500

Occupancy floor 56%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Kristy Jo St Cadillac, MI	2.0	2.0	896	$1,099	$1.23	43d	1	1.16mi

HOA detail condo

• Monthly dues: $184 · $2,208/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $37,500 Active 30 DOM
2. 2026-06-17
   days on market $37,500 Active 29 DOM
3. 2026-06-16
   days on market $37,500 Active 28 DOM
4. 2026-06-15
   days on market $37,500 Active 27 DOM
5. 2026-06-13
   days on market $37,500 Active 25 DOM
6. 2026-06-12
   days on market $37,500 Active 24 DOM
7. 2026-06-09
   days on market $37,500 Active 21 DOM
8. 2026-06-08
   days on market $37,500 Active 20 DOM
9. 2026-06-07
   days on market $37,500 Active 19 DOM
10. 2026-06-07
    days on market $37,500 Active 18 DOM
11. 2026-06-04
    days on market $37,500 Active 15 DOM
12. 2026-06-02
    days on market $37,500 Active 14 DOM
13. 2026-06-01
    days on market $37,500 Active 13 DOM
14. 2026-05-31
    days on market $37,500 Active 12 DOM
15. 2026-05-31
    days on market $37,500 Active 11 DOM
16. 2026-05-18
    listed $37,500 Active
17. 2025-01-31
    soldstatus $34,000 Closed 1023-char remark

    Show marketing remark (1023 chars)

    Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 6 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

18. 2024-11-18
    historical Accepting Backup Offers 1023-char remark

    Show marketing remark (1023 chars)

    Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 6 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

19. 2024-08-22
    listed $39,995 Active 1023-char remark

    Show marketing remark (1023 chars)

    Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 6 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

20. 2023-03-08
    soldstatus $35,500 Closed 1023-char remark

    Show marketing remark (1023 chars)

    Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 3 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

21. 2023-03-08
    soldstatus $35,000 Closed

    Show marketing remark (1023 chars)

    Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 3 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

22. 2023-02-26
    status Pending
23. 2023-02-24
    historical Accepting Backup Offers 1023-char remark

    Show marketing remark (1023 chars)

    Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 3 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

24. 2023-01-17
    listed $36,900 Active 1023-char remark

    Show marketing remark (1023 chars)

    Lake living at its best! This 3 bedroom, 2 bath, top floor condo is a great opportunity to enjoy lake living without all the hassle! This fractional ownership opportunity is 6 weeks of usage per year! This usage week is week 3 (usage calendar with usage dates in associated documents). This beautiful condo has been fully updated, it features an open concept floorplan and has spectacular views of Lake Cadillac! Enjoy the beautiful sunsets from your private balcony. There is a cozy fireplace to also enjoy the wonderful winter land views! The kitchen if fully equipped if you want to prepare meals, the unit is also equipped with its own laundry area. The property offers 420 footage of private beach on Lake Cadillac, dock space possible available, sitting dock, fire pit and shared grills. Amenities include use of Members lounge, indoor swimming pool, hot tub and workout area. The resort participates in Interval International Exchange program that allows you to trade your usage weeks to travel in over 80 countries!

25. 2022-09-18
    listed $36,999 Active
26. 2022-08-31
    historical
27. 2022-01-24
    listed $38,995
28. 2021-06-18
    soldstatus $35,000
29. 2020-03-06
    listed $39,900
30. 2018-12-28
    soldstatus $28,500
31. 2018-12-28
    soldstatus $28,500
32. 2018-12-28
    soldstatus $28,500
33. 2018-10-05
    listed $29,900
34. 2018-10-05
    listed $29,900
35. 2018-10-05
    listed $29,900
36. 2018-10-05
    listed $29,900
37. 2011-04-29
    soldstatus $11,000
38. 2010-10-04
    listed $15,900

ⓘ 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: $13,188
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − HOA: −$2,208
• − Depreciation: −$1,091
• Taxable income: $4,928
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $3,918/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 3-bedroom, 2-bath condo is in good condition with modern amenities and stunning lake views. It's ready for immediate occupancy and would benefit from a fresh coat of paint on the exterior.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental clean gutters — keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental clean gutters — keeps property in good condition ↑

ⓘ 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: Cadillac Area Public Schools
• NCES district ID: 2607590
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $41,543
• Composite: 41.12/100
• National rank: #3562
• State rank: #120 of 540 in MI

Livability — Cadillac

• Score: 70/100
• State rank: #312
• US rank: #7631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cadillac, MI
• Population (ZIP): 22,121

Population outlook (Wexford County) Hauer SSP2

• Today (2025): 32,399 people
• By 2030: 31,692 · -2.2%
• By 2040: 29,789 · -8.1%
• By 2050: 27,473 · -15.2%
• By 2075: 21,822 · -32.6%
• By 2100: 15,237 · -53.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 7% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Wexford

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.5%
• 2008→2024 swing: -30.4pp toward R · 2008: -4.2pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+34.3 2016: R+36.4 2012: R+16.3 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.43%
• Current HPI: 344.1577
• 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

+135.8% since first listed

23 events — show timeline

• 2026-05-18 Listed $37,500 MiRealSource-MiMLS
• 2025-01-31 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2024-11-18 Contingent — MiRealSource-MiMLS
• 2024-08-22 Listed $39,995 MiRealSource-MiMLS
• 2023-03-08 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2023-03-08 Sold (MLS) $35,500 MiRealSource-MiMLS
• 2023-02-26 Pending — MiRealSource-MiMLS
• 2023-02-24 Contingent — MiRealSource-MiMLS
• 2023-01-17 Listed $36,900 MiRealSource-MiMLS
• 2022-09-18 Listed $36,999 MiRealSource-MiMLS
• 2022-08-31 Listing Removed — MiRealSource-MiMLS
• 2022-01-24 Listed $38,995 MiRealSource-MiMLS
• 2021-06-18 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2020-03-06 Listed $39,900 MiRealSource-MiMLS
• 2018-12-28 Sold (MLS) $28,500 SW Michigan MLS
• 2018-12-28 Sold (MLS) $28,500 MiRealSource-MiMLS
• 2018-12-28 Sold (MLS) $28,500 REALCOMP
• 2018-10-05 Listed $29,900 SW Michigan MLS
• 2018-10-05 Listed $29,900 MiRealSource-MiMLS
• 2018-10-05 Listed $29,900 MiRealSource-MiMLS
• 2018-10-05 Listed $29,900 REALCOMP
• 2011-04-29 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2010-10-04 Listed $15,900 MiRealSource-MiMLS