8356 E Loop Rd · Newfield, MI 49421

$79,900

2 bd · 1.0 ba · 960 sqft · SingleFamily · 227 Days on market

Built 1800 1.00 ac lot $83/sqft · 59% below area ↓ 20% since listing

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

Key facts

• Privately positioned
• Acre of land
• White river

Tags

• FULL BASEMENT
• ACRE OF LAND
• PRIVATELY POSITIONED
• NEXT TO TOWN
• WHITE RIVER
• TONS OF WILDLIFE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hesperia Community Schools (rural): math 16% / reading 27% proficiency, ranked #456 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 67 active listings in the ZIP; 147 units permitted in Oceana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oceana County population projected at -18% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (median comp): $194,988
• List price: $79,900
• Delta: -59.02%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8356 E Loop Rd	0.00mi	2/1.0	960 (0%)	1mo	$65,000	$68	99
8570 E Hawley Rd	0.55mi	3/1.0 (+1)	1,056 (+10%)	2mo	$64,000	$61	51

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,851
• Equity at exit: $11,913

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $20,562
• Equity at exit: $6,908

Cash invested: $22,372 (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 49421

• Home prices YoY: -14.1%
• Active inventory: 67
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $233

Break-even live

Break-even rent $594

Max offer price $79,900

Occupancy floor 69%

Sensitivity live

Price	-10% $278	-5% $256	+0% $233	+5% $210	+10% $188
Rent	-10% $163	-5% $198	+0% $233	+5% $268	+10% $303
Rate	-1.0pp $273	-0.5pp $253	base $233	+0.5pp $212	+1.0pp $191

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-05
   status Pending 432-char remark

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

2. 2026-05-05
   status Pending 432-char remark

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

3. 2026-05-05
   status Pending

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

4. 2026-04-21
   price $79,900 432-char remark

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

5. 2026-04-21
   price $79,900 432-char remark

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

6. 2026-04-21
   price $79,900

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

7. 2026-03-23
   price $84,900 432-char remark

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

8. 2026-03-22
   price $84,900 432-char remark

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

9. 2026-03-22
   price $84,900

   Show marketing remark (432 chars)

   Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

10. 2025-11-11
    status Active 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

11. 2025-11-11
    status Active 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

12. 2025-11-11
    status Active

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

13. 2025-10-24
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

14. 2025-10-24
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

15. 2025-10-24
    status Pending

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

16. 2025-10-08
    price $89,900 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

17. 2025-10-07
    price $89,900 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

18. 2025-10-07
    price $89,900

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

19. 2025-09-02
    listed $99,900 Active 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

20. 2025-08-31
    listed $99,900 Active 432-char remark

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

21. 2025-08-31
    listed $99,900 Active

    Show marketing remark (432 chars)

    Opportunity Awaits! A 2 bedroom Stick Built home, offering a full basement and spacious rooms, on an acre of land, privatlely positioned where it feels like country, but right next to town and all Hesperia offers inlcuding the White River, tons of wild life, tons of deer, Shopping, and more! With some elbow grease the return here could be notable! Come check it out this investment and build your own equity! Appointment Required.

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$513/yr (+$43/mo · 251.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,667
• − Mortgage interest: −$4,476
• − Property taxes: −$204
• − Insurance: −$400
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,324
• Taxable income: $1,557
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,422/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: Hesperia Community Schools
• NCES district ID: 2618270
• Math proficiency: 16% ▼ -5.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $39,196
• Composite: 18.08/100
• National rank: #8975
• State rank: #456 of 540 in MI

Livability — Newfield

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

Census & demographics

• Population (ZIP): 5,700

Population outlook (Oceana County) Hauer SSP2

• Today (2025): 25,141 people
• By 2030: 24,324 · -3.2%
• By 2040: 22,484 · -10.6%
• By 2050: 20,561 · -18.2%
• By 2075: 16,280 · -35.2%
• By 2100: 11,376 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 6% Romanian 5% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oceana

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -34.4pp toward R · 2008: 4.3pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+27.3 2012: R+10.3 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.21%
• Current HPI: 330.5795
• 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

-20.0% since first listed

21 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — SW Michigan MLS
• 2026-04-21 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-21 Price Changed $79,900 REALCOMP
• 2026-04-21 Price Changed $79,900 SW Michigan MLS
• 2026-03-23 Price Changed $84,900 MiRealSource-MiMLS
• 2026-03-22 Price Changed $84,900 REALCOMP
• 2026-03-22 Price Changed $84,900 SW Michigan MLS
• 2025-11-11 Relisted — REALCOMP
• 2025-11-11 Relisted — MiRealSource-MiMLS
• 2025-11-11 Relisted — SW Michigan MLS
• 2025-10-24 Pending — MiRealSource-MiMLS
• 2025-10-24 Pending — REALCOMP
• 2025-10-24 Pending — SW Michigan MLS
• 2025-10-08 Price Changed $89,900 MiRealSource-MiMLS
• 2025-10-07 Price Changed $89,900 REALCOMP
• 2025-10-07 Price Changed $89,900 SW Michigan MLS
• 2025-09-02 Listed $99,900 REALCOMP
• 2025-08-31 Listed $99,900 SW Michigan MLS
• 2025-08-31 Listed $99,900 MiRealSource-MiMLS

Property tax history

-6.8%/yr

Latest (2025): $204 · -63.2% YoY. Source: county tax records.