6361 S Outer Loop Dr · Logan, MI 49405

$89,900

2 bd · 1.0 ba · 700 sqft · SingleFamily · 104 Days on market

Built 2000 Fair condition 0.52 ac lot $25/mo HOA · 3% of rent

---

Why this score? — see what drove the D+ 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 +13.3/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Enjoy year-round living or the perfect recreational getaway at Whiskey Creek Condo Association! This energy-efficient mobile home sits on just over 1/2 acre of wooded land with its own well and septic. The home offers 2 bedrooms, 1 full bath, forced air heat, high-speed internet, laundry area, a new metal roof, and new flooring in the main living space. Property includes two storage sheds (10x12 and 8x10), a large cement patio, ample parking, and full RV hookups. Association amenities include a clubhouse, fishing docks, playscape, basketball court, horseshoe pits, shuffleboard, and 130 acres of groomed ATV/ORV trails connecting to the Manistee National Forest. Two ponds offer swimming and fishing, and the Pere Marquette River nearby provides excellent salmon and trout fishing. Located just 20 minutes from Ludington and Lake Michigan.

Key facts

• New metal roof
• New flooring
• Full rv hookups

Tags

• ENERGY EFFICIENT MOBILE HOME
• NEW METAL ROOF
• NEW FLOORING
• STORAGE SHEDS
• LARGE CEMENT PATIO
• FULL RV HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1 ($-7/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (9.1% below list).
• Recommended offer: $82k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mason County Central Schools (rural): math 24% / reading 39% proficiency, ranked #345 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scottville Elementary School (254 students, 72% FRL); Mason County Central Ms (math 22% / reading 37%, grade F, #343 of 493 statewide, top 72%, 297 students, 66% FRL); Mason County Central Hs (math 17% / reading 57%, grade F, #334 of 713 statewide, top 51%, 407 students, 53% FRL).
• Market conditions: 29 active listings in the ZIP; 177 units permitted in Mason County in 2024 (97 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $7k appreciation (8.1% local appreciation)).
• Mason County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $81,738 (9.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.91% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.50×
• Total profit: $37,802
• Equity at exit: $69,124

10-year hold

• IRR: 18.8%
• Equity multiple: 5.36×
• Total profit: $109,795
• Equity at exit: $138,006

Cash invested: $25,172 (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 49405

• Home prices YoY: 4.1%
• Active inventory: 29
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $817 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$25
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-1

Break-even live

Break-even rent $818

Max offer price $89,821

Occupancy floor 95%

Sensitivity live

Price	-10% $62	-5% $31	+0% $-1	+5% $-32	+10% $-63
Rent	-10% $-65	-5% $-33	+0% $-1	+5% $32	+10% $64
Rate	-1.0pp $45	-0.5pp $22	base $-1	+0.5pp $-24	+1.0pp $-48

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: internet

Listing history 27 events

1. 2026-06-21
   days on market $89,900 Active 104 DOM
2. 2026-06-21
   days on market $89,900 Active 103 DOM
3. 2026-06-18
   days on market $89,900 Active 101 DOM
4. 2026-06-17
   days on market $89,900 Active 100 DOM
5. 2026-06-16
   days on market $89,900 Active 99 DOM
6. 2026-06-15
   days on market $89,900 Active 98 DOM
7. 2026-06-13
   days on market $89,900 Active 96 DOM
8. 2026-06-12
   days on market $89,900 Active 95 DOM
9. 2026-06-09
   days on market $89,900 Active 92 DOM
10. 2026-06-08
    days on market $89,900 Active 91 DOM
11. 2026-06-07
    days on market $89,900 Active 90 DOM
12. 2026-06-07
    days on market $89,900 Active 89 DOM
13. 2026-06-04
    days on market $89,900 Active 86 DOM
14. 2026-06-02
    days on market $89,900 Active 85 DOM
15. 2026-06-01
    days on market $89,900 Active 84 DOM
16. 2026-05-31
    days on market $89,900 Active 83 DOM
17. 2026-05-31
    days on market $89,900 Active 82 DOM
18. 2026-05-20
    price $89,900 845-char remark

    Show marketing remark (845 chars)

    Enjoy year-round living or the perfect recreational getaway at Whiskey Creek Condo Association! This energy-efficient mobile home sits on just over 1/2 acre of wooded land with its own well and septic. The home offers 2 bedrooms, 1 full bath, forced air heat, high-speed internet, laundry area, a new metal roof, and new flooring in the main living space. Property includes two storage sheds (10x12 and 8x10), a large cement patio, ample parking, and full RV hookups. Association amenities include a clubhouse, fishing docks, playscape, basketball court, horseshoe pits, shuffleboard, and 130 acres of groomed ATV/ORV trails connecting to the Manistee National Forest. Two ponds offer swimming and fishing, and the Pere Marquette River nearby provides excellent salmon and trout fishing. Located just 20 minutes from Ludington and Lake Michigan.

19. 2026-05-20
    price $89,900 845-char remark

    Show marketing remark (845 chars)

    Enjoy year-round living or the perfect recreational getaway at Whiskey Creek Condo Association! This energy-efficient mobile home sits on just over 1/2 acre of wooded land with its own well and septic. The home offers 2 bedrooms, 1 full bath, forced air heat, high-speed internet, laundry area, a new metal roof, and new flooring in the main living space. Property includes two storage sheds (10x12 and 8x10), a large cement patio, ample parking, and full RV hookups. Association amenities include a clubhouse, fishing docks, playscape, basketball court, horseshoe pits, shuffleboard, and 130 acres of groomed ATV/ORV trails connecting to the Manistee National Forest. Two ponds offer swimming and fishing, and the Pere Marquette River nearby provides excellent salmon and trout fishing. Located just 20 minutes from Ludington and Lake Michigan.

20. 2026-05-20
    price $89,900

    Show marketing remark (845 chars)

    Enjoy year-round living or the perfect recreational getaway at Whiskey Creek Condo Association! This energy-efficient mobile home sits on just over 1/2 acre of wooded land with its own well and septic. The home offers 2 bedrooms, 1 full bath, forced air heat, high-speed internet, laundry area, a new metal roof, and new flooring in the main living space. Property includes two storage sheds (10x12 and 8x10), a large cement patio, ample parking, and full RV hookups. Association amenities include a clubhouse, fishing docks, playscape, basketball court, horseshoe pits, shuffleboard, and 130 acres of groomed ATV/ORV trails connecting to the Manistee National Forest. Two ponds offer swimming and fishing, and the Pere Marquette River nearby provides excellent salmon and trout fishing. Located just 20 minutes from Ludington and Lake Michigan.

21. 2026-03-09
    listed $99,500 Active 845-char remark

    Show marketing remark (845 chars)

    Enjoy year-round living or the perfect recreational getaway at Whiskey Creek Condo Association! This energy-efficient mobile home sits on just over 1/2 acre of wooded land with its own well and septic. The home offers 2 bedrooms, 1 full bath, forced air heat, high-speed internet, laundry area, a new metal roof, and new flooring in the main living space. Property includes two storage sheds (10x12 and 8x10), a large cement patio, ample parking, and full RV hookups. Association amenities include a clubhouse, fishing docks, playscape, basketball court, horseshoe pits, shuffleboard, and 130 acres of groomed ATV/ORV trails connecting to the Manistee National Forest. Two ponds offer swimming and fishing, and the Pere Marquette River nearby provides excellent salmon and trout fishing. Located just 20 minutes from Ludington and Lake Michigan.

22. 2026-03-07
    listed $99,500 Active 845-char remark

    Show marketing remark (845 chars)

    Enjoy year-round living or the perfect recreational getaway at Whiskey Creek Condo Association! This energy-efficient mobile home sits on just over 1/2 acre of wooded land with its own well and septic. The home offers 2 bedrooms, 1 full bath, forced air heat, high-speed internet, laundry area, a new metal roof, and new flooring in the main living space. Property includes two storage sheds (10x12 and 8x10), a large cement patio, ample parking, and full RV hookups. Association amenities include a clubhouse, fishing docks, playscape, basketball court, horseshoe pits, shuffleboard, and 130 acres of groomed ATV/ORV trails connecting to the Manistee National Forest. Two ponds offer swimming and fishing, and the Pere Marquette River nearby provides excellent salmon and trout fishing. Located just 20 minutes from Ludington and Lake Michigan.

23. 2026-03-07
    listed $99,500 Active

    Show marketing remark (845 chars)

    Enjoy year-round living or the perfect recreational getaway at Whiskey Creek Condo Association! This energy-efficient mobile home sits on just over 1/2 acre of wooded land with its own well and septic. The home offers 2 bedrooms, 1 full bath, forced air heat, high-speed internet, laundry area, a new metal roof, and new flooring in the main living space. Property includes two storage sheds (10x12 and 8x10), a large cement patio, ample parking, and full RV hookups. Association amenities include a clubhouse, fishing docks, playscape, basketball court, horseshoe pits, shuffleboard, and 130 acres of groomed ATV/ORV trails connecting to the Manistee National Forest. Two ponds offer swimming and fishing, and the Pere Marquette River nearby provides excellent salmon and trout fishing. Located just 20 minutes from Ludington and Lake Michigan.

24. 2006-08-11
    historical
25. 2005-08-13
    historical
26. 2005-08-11
    listed $48,500
27. 2004-08-12
    listed $65,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,809
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$785
• − Management: −$785
• − HOA: −$300
• − Depreciation: −$2,615
• Taxable loss: −$1,510
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $356/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

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its appearance and value. Key areas for improvement include the kitchen and bathroom, with fresh paint and updated fixtures being the most impactful updates.

Repairs flagged

• Minor kitchen backsplash — simple backsplash could be replaced for a fresh look
• Minor bathroom fixtures — standard fixtures could be upgraded for a more modern look

Value-add opportunities

• Both paint interior walls — Fresh paint can improve the home's appearance and value
• Resale replace kitchen backsplash — A new backsplash can enhance the kitchen's appeal
• Resale upgrade bathroom fixtures — Modern fixtures can make the bathroom more appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · simple backsplash could be replaced for a fresh look	Minor	$500–3,000
bathroom fixtures · standard fixtures could be upgraded for a more modern look	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Resale replace kitchen backsplash — A new backsplash can enhance the kitchen's appeal ↑
• Resale upgrade bathroom fixtures — Modern fixtures can make the bathroom more appealing ↑

ⓘ 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: Mason County Central Schools
• NCES district ID: 2623130
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $43,834
• Composite: 26.8/100
• National rank: #7120
• State rank: #345 of 540 in MI

Livability — Logan

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

Census & demographics

• Population (ZIP): 1,698

Population outlook (Mason County) Hauer SSP2

• Today (2025): 28,828 people
• By 2030: 28,407 · -1.5%
• By 2040: 27,183 · -5.7%
• By 2050: 26,171 · -9.2%
• By 2075: 24,057 · -16.5%
• By 2100: 20,240 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 9% Iranian 5% Slovak 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Mason

• 2024 margin: Strong R (+21.4) · D 38.6% · R 60.0% · Other 1.4%
• 2008→2024 swing: -25.8pp toward R · 2008: 4.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+19.7 2016: R+22.0 2012: R+5.0 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.13%
• Current HPI: 207.1278
• 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

+38.3% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $89,900 MiRealSource-MiMLS
• 2026-05-20 Price Changed $89,900 REALCOMP
• 2026-05-20 Price Changed $89,900 SW Michigan MLS
• 2026-03-09 Listed $99,500 REALCOMP
• 2026-03-07 Listed $99,500 SW Michigan MLS
• 2026-03-07 Listed $99,500 MiRealSource-MiMLS
• 2006-08-11 Listing Removed — REALCOMP
• 2005-08-13 Listing Removed — REALCOMP
• 2005-08-11 Listed $48,500 REALCOMP
• 2004-08-12 Listed $65,000 REALCOMP