1109 Robert St · Mount Pleasant, MI 48858

$149,900

3 bd · 1.0 ba · 868 sqft · SingleFamily · 52 Days on market

Built 1950 7,841 sqft lot Est $134k · 12% over

---

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 +13.2/30.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Key facts

• 7,841 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Tandem parking; Has garage (not attached), approximately 0.75-car equivalent
• Utilities: Public water; Natural gas connected; High-speed internet available; Electric water heater and natural gas water heater
• Home design: Ranch-style single family home; One story
• Construction: Built in 1950; Aluminum and vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Shed(s) on property; Paved road access; Lot approximately 0.18 acres

Interior

• Kitchen: Oven; Range; Microwave; Dishwasher; Disposal; Refrigerator; Freezer; Pantry
• Bedrooms: Primary bedroom (main level); Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Pantry; Screens and insulated windows; Accessible features including rocker light switches, 36-inch entrance door, accessible bath sink, accessible electric controls, accessible kitchen, accessible main floor bedroom, and accessible entrance; Crawl space basement; Total of 11 rooms including kitchen, living room, primary bedroom, two additional bedrooms, bathroom, workshop, utility room, laundry, and workshop
• Laundry & utility: Washer; Dryer; Utility room; Electric and natural gas water heater (see Utilities)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (17.6% below list).
• Recommended offer: $124k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Mount Pleasant — 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 82/100 on livability (#55 in MI, #1,063 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime C-, employment F.
• 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; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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.
• Current owner paid $77k; list at $150k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,523 (17.6% 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 52 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $133,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 W Pickard St	0.10mi	3/1.0	880 (+1%)	4mo	$118,900	$135	90
304 N Adams St	0.28mi	3/1.0	960 (+11%)	1mo	$159,900	$167	68
304 N Adams Lot : 11	0.28mi	3/1.0	960 (+11%)	6mo	$148,000	$154	64
1606 Fessenden Ave Lot : 12	0.58mi	3/1.0	910 (+5%)	2mo	$156,900	$172	63
1606 Fessenden Ave	0.58mi	3/1.0	910 (+5%)	2mo	$156,900	$172	63
1706 W Michigan St	0.56mi	2/1.0 (-1)	832 (-4%)	1mo	$138,000	$166	61
1300 Pennsylvania	0.24mi	3/1.0	984 (+13%)	8mo	$131,000	$133	60
1300 Pennsylvania	0.24mi	3/1.0	984 (+13%)	8mo	$131,000	$133	60
1211 W Pickard St	0.09mi	2/1.0 (-1)	984 (+13%)	10mo	$137,000	$139	60
1408 Upton St	0.65mi	2/1.0 (-1)	816 (-6%)	6mo	$94,000	$115	50
113 Livingston St	0.43mi	2/1.0 (-1)	992 (+14%)	4mo	$110,000	$111	48
1510 Belnap St	0.73mi	2/2.0 (-1)	840 (-3%)	11mo	$131,000	$156	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.57×
• Total profit: $-17,930
• Equity at exit: $22,351

10-year hold

• IRR: 3.7%
• Equity multiple: 1.33×
• Total profit: $13,836
• Equity at exit: $12,961

Cash invested: $41,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-2

Break-even live

Break-even rent $1,238

Max offer price $149,482

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $40	+0% $-2	+5% $-45	+10% $-87
Rent	-10% $-100	-5% $-51	+0% $-2	+5% $46	+10% $95
Rate	-1.0pp $73	-0.5pp $36	base $-2	+0.5pp $-41	+1.0pp $-81

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $149,900 Active 52 DOM
2. 2026-06-19
   days on market $149,900 Active 50 DOM
3. 2026-06-18
   days on market $149,900 Active 49 DOM
4. 2026-06-17
   days on market $149,900 Active 48 DOM
5. 2026-06-16
   days on market $149,900 Active 47 DOM
6. 2026-06-15
   days on market $149,900 Active 46 DOM
7. 2026-06-14
   days on market $149,900 Active 44 DOM
8. 2026-06-12
   days on market $149,900 Active 43 DOM
9. 2026-06-09
   days on market $149,900 Active 40 DOM
10. 2026-06-08
    days on market $149,900 Active 39 DOM
11. 2026-06-07
    days on market $149,900 Active 38 DOM
12. 2026-06-05
    days on market $149,900 Active 35 DOM
13. 2026-06-03
    days on market $149,900 Active 34 DOM
14. 2026-06-02
    days on market $149,900 Active 33 DOM
15. 2026-06-01
    days on market $149,900 Active 32 DOM
16. 2026-05-31
    days on market $149,900 Active 31 DOM
17. 2026-05-30
    days on market $149,900 Active 30 DOM
18. 2026-03-03
    historical
19. 2025-10-10
    listed $149,900 Active
20. 2025-10-10
    listed $149,900 Active
21. 2025-10-10
    listed $149,900 Active
22. 2025-08-14
    status Active
23. 2025-08-14
    status Active
24. 2025-08-06
    historical
25. 2025-08-04
    historical
26. 2025-07-28
    price $150,000
27. 2025-07-27
    price $150,000
28. 2025-07-27
    price $150,000
29. 2025-07-24
    listed $119,000 Active
30. 2025-07-24
    listed $119,000 Active
31. 2021-08-27
    soldstatus $77,000
32. 2021-08-27
    soldstatus $77,000
33. 2021-06-24
    listed $78,500
34. 2021-06-24
    listed $78,500
35. 2016-07-08
    soldstatus $30,000
36. 2016-07-08
    soldstatus $30,000
37. 2016-07-08
    soldstatus $30,000
38. 2016-05-04
    listed $35,000
39. 2016-05-04
    listed $35,000

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$376/yr (+$31/mo · 24.2%)

ⓘ 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 2/10 Low 7 d/yr ≥98°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: $14,823
• − Mortgage interest: −$8,397
• − Property taxes: −$1,556
• − Insurance: −$750
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$4,361
• Taxable loss: −$2,612
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $598/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 — Mount Pleasant

• Score: 82/100
• State rank: #55
• US rank: #1063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, MI
• County: Isabella County · 42,226 people
• City population: 42,226
• 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

+328.3% since first listed

22 events — show timeline

• 2026-03-03 Listing Removed — MiRealSource-MiMLS
• 2025-10-10 Listed $149,900 SW Michigan MLS
• 2025-10-10 Listed $149,900 REALCOMP
• 2025-10-10 Listed $149,900 MiRealSource-MiMLS
• 2025-08-14 Relisted — MiRealSource-MiMLS
• 2025-08-14 Relisted — REALCOMP
• 2025-08-06 Listing Removed — MiRealSource-MiMLS
• 2025-08-04 Listing Removed — REALCOMP
• 2025-07-28 Price Changed $150,000 MiRealSource-MiMLS
• 2025-07-27 Price Changed $150,000 REALCOMP
• 2025-07-27 Price Changed $150,000 SW Michigan MLS
• 2025-07-24 Listed $119,000 REALCOMP
• 2025-07-24 Listed $119,000 MiRealSource-MiMLS
• 2021-08-27 Sold (MLS) $77,000 MiRealSource-MiMLS
• 2021-08-27 Sold (MLS) $77,000 REALCOMP
• 2021-06-24 Listed $78,500 MiRealSource-MiMLS
• 2021-06-24 Listed $78,500 REALCOMP
• 2016-07-08 Sold (Public Records) $30,000 Public Records
• 2016-07-08 Sold (MLS) $30,000 REALCOMP
• 2016-07-08 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2016-05-04 Listed $35,000 REALCOMP
• 2016-05-04 Listed $35,000 MiRealSource-MiMLS

Property tax history

-1.1%/yr

Latest (2023): $1,556 · +639.1% YoY. Source: county tax records.