1174 Ironstone Dr · Union, MI 48858

$88,900

3 bd · 2.0 ba · 990 sqft · SingleFamily · 79 Days on market

Built 2025 Good condition $90/sqft · 38% below area Est $144k · 38% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +5.0/5.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this brand-new 2025 Clayton single-wide home located in Summerhill Village! This thoughtfully designed home offers a spacious open-concept living room and kitchen, perfect for everyday living and entertaining. The private primary suite features a full bath and walk-in closet, while two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy modern finishes, functional layout, and low-maintenance living in a great community setting. Move-in ready and waiting for you to call it home!

Key facts

• Built 2025
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.8% in Union — 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: area grade A — 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); 320 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $83,566 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $143,787
• List price: $88,900
• Delta: -38.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1147 Barnswood Ct	0.05mi	2/2.0 (-1)	940 (-5%)	16mo	$29,500	$31	70
5371 S Crawford Rd	0.65mi	3/1.0	1,008 (+2%)	5mo	$133,000	$132	58
1044 Jackson Ct	0.24mi	3/2.0	1,056 (+7%)	24mo	$42,000	$40	58
5578 S Crawford Rd	0.72mi	3/1.0	1,008 (+2%)	2mo	$185,500	$184	57
1029 Pebble Creek Dr	0.31mi	4/2.0 (+1)	1,216 (+23%)	3mo	$22,500	$19	53
3729 E Millbrook Rd	0.55mi	3/1.0	1,104 (+12%)	23mo	$182,500	$165	32

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: 16.7%
• Equity multiple: 1.72×
• Total profit: $17,803
• Equity at exit: $13,255

10-year hold

• IRR: 28.7%
• Equity multiple: 4.18×
• Total profit: $79,155
• Equity at exit: $7,686

Cash invested: $24,892 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $84,000 ($80/sqft)
• Median days on market: 35 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +82.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 320
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$466
• Tax est. 1.5%: −$111 /mo · $1,334/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $399

Break-even live

Break-even rent $778

Max offer price $88,900

Occupancy floor 64%

Sensitivity live

Price	-10% $460	-5% $430	+0% $399	+5% $368	+10% $338
Rent	-10% $298	-5% $348	+0% $399	+5% $450	+10% $500
Rate	-1.0pp $444	-0.5pp $422	base $399	+0.5pp $376	+1.0pp $353

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: $22,225
• Closing costs: $2,667
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 S Mission Rd Mt Pleasant, MI	2.0–4.0	2.0	1264	$1,332	$1.05	93d	4	0.38mi
4171 E Blue Grass Rd Mt Pleasant, MI	2.0	1.0	800	$850	$1.06	93d	1	1.16mi

Property features AI

Finance

• HOA & community: Association covers trash removal

Exterior

• Utilities: Public waterCommunity sewerNatural gas heatCable available
• Home design: Residential manufactured home (single wide)Built in 2025
• Construction: Vinyl sidingPiers foundation
• Exterior features: PorchShedCleared lot

Interior

• Kitchen: DishwasherMicrowaveRange/OvenRefrigeratorKitchen on main level — 15 x 15
• Bedrooms: First-floor bedroom (Main level) — 10 x 15, carpetBedroom 2 (Main level) — 11 x 12, carpetBedroom 3 (Main level) — 12 (width), carpet
• Flooring: Carpet in bedrooms
• Bathrooms: 2 full bathrooms (includes primary bath)
• Heating & cooling: Forced air heatingCentral A/CCeiling fansExhaust fan
• Interior features: Great roomPantryWalk-in closet
• Laundry & utility: Laundry room on main level — 5 x 7

Listing history 50 events

1. 2026-08-08
   days on market $88,900 Active 79 DOM
2. 2026-08-07
   days on market $88,900 Active 78 DOM
3. 2026-08-06
   days on market $88,900 Active 77 DOM
4. 2026-08-05
   days on market $88,900 Active 76 DOM
5. 2026-08-04
   days on market $88,900 Active 75 DOM
6. 2026-08-03
   days on market $88,900 Active 74 DOM
7. 2026-07-31
   days on market $88,900 Active 71 DOM
8. 2026-07-30
   days on market $88,900 Active 70 DOM
9. 2026-07-29
   days on market $88,900 Active 69 DOM
10. 2026-07-27
    days on market $88,900 Active 67 DOM
11. 2026-07-25
    days on market $88,900 Active 65 DOM
12. 2026-07-24
    days on market $88,900 Active 64 DOM
13. 2026-07-23
    listing id $88,900 Active 63 DOM
14. 2026-07-23
    days on market $88,900 Active 63 DOM
15. 2026-07-22
    days on market $88,900 Active 62 DOM
16. 2026-07-21
    days on market $88,900 Active 61 DOM
17. 2026-07-18
    days on market $88,900 Active 58 DOM
18. 2026-07-16
    days on market $88,900 Active 56 DOM
19. 2026-07-16
    days on market $88,900 Active 55 DOM
20. 2026-07-14
    days on market $88,900 Active 54 DOM
21. 2026-07-13
    days on market $88,900 Active 53 DOM
22. 2026-07-12
    days on market $88,900 Active 52 DOM
23. 2026-07-11
    days on market $88,900 Active 51 DOM
24. 2026-07-10
    days on market $88,900 Active 50 DOM
25. 2026-07-09
    days on market $88,900 Active 49 DOM
26. 2026-07-08
    days on market $88,900 Active 48 DOM
27. 2026-07-07
    days on market $88,900 Active 47 DOM
28. 2026-07-06
    days on market $88,900 Active 46 DOM
29. 2026-07-05
    days on market $88,900 Active 45 DOM
30. 2026-07-04
    days on market $88,900 Active 44 DOM
31. 2026-07-03
    days on market $88,900 Active 43 DOM
32. 2026-07-02
    days on market $88,900 Active 42 DOM
33. 2026-07-01
    days on market $88,900 Active 41 DOM
34. 2026-06-30
    days on market $88,900 Active 40 DOM
35. 2026-06-29
    days on market $88,900 Active 39 DOM
36. 2026-06-28
    days on market $88,900 Active 38 DOM
37. 2026-06-27
    days on market $88,900 Active 37 DOM
38. 2026-06-26
    days on market $88,900 Active 35 DOM
39. 2026-06-22
    days on market $88,900 Active 32 DOM
40. 2026-06-21
    days on market $88,900 Active 31 DOM
41. 2026-06-19
    days on market $88,900 Active 29 DOM
42. 2026-06-18
    days on market $88,900 Active 28 DOM
43. 2026-06-17
    days on market $88,900 Active 27 DOM
44. 2026-06-16
    days on market $88,900 Active 26 DOM
45. 2026-06-15
    days on market $88,900 Active 25 DOM
46. 2026-06-14
    days on market $88,900 Active 23 DOM
47. 2026-06-12
    days on market $88,900 Active 22 DOM
48. 2026-06-09
    days on market $88,900 Active 19 DOM
49. 2026-06-08
    days on market $88,900 Active 18 DOM
50. 2026-06-07
    days on market $88,900 Active 17 DOM

ⓘ 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: $15,393
• − Mortgage interest: −$4,980
• − Property taxes: −$1,334
• − Insurance: −$444
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,586
• Taxable income: $3,586
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $3,927/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 · 6 photos

Good 80/100 None rehab

This 2025 Clayton single-wide home is move-in ready with a good condition score and no visible repairs needed. It offers a spacious open-concept layout and modern finishes, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Vowles School Middle Mt Pleasant Middle School F MI #235/493 Nat'l #6,571/14,009 High Mt Pleasant Senior High School D MI #154/713 Nat'l #5,677/17,239

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 · 75,111 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Association covers trash removal

Exterior

• Utilities: Public waterCommunity sewerNatural gas heatCable available
• Home design: Residential manufactured home (single wide)Built in 2025
• Construction: Vinyl sidingPiers foundation
• Exterior features: PorchShedCleared lot

Interior

• Kitchen: DishwasherMicrowaveRange/OvenRefrigeratorKitchen on main level — 15 x 15
• Bedrooms: First-floor bedroom (Main level) — 10 x 15, carpetBedroom 2 (Main level) — 11 x 12, carpetBedroom 3 (Main level) — 12 (width), carpet
• Flooring: Carpet in bedrooms
• Bathrooms: 2 full bathrooms (includes primary bath)
• Heating & cooling: Forced air heatingCentral A/CCeiling fansExhaust fan
• Interior features: Great roomPantryWalk-in closet
• Laundry & utility: Laundry room on main level — 5 x 7

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $88,900 MiRealSource-MiMLS
• 2026-05-20 Listed $88,900 REALCOMP