1174 Ironstone Dr · Mount Pleasant, MI 48858

$88,900

3 bd · 2.0 ba · 990 sqft · Other · 29 Days on market

Built 2025 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• 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

• Walk-in closet
• Full bath
• Built 2025

Tags

• OPEN-CONCEPT LIVING ROOM
• PRIVATE PRIMARY SUITE
• FULL BATH
• WALK-IN CLOSET
• GREAT COMMUNITY SETTING

Property features AI

Finance

• HOA & community: Association covers trash removal

Exterior

• Utilities: Public water; Community sewer; Natural gas heat; Cable available
• Home design: Residential manufactured home (single wide); Built in 2025
• Construction: Vinyl siding; Piers foundation
• Exterior features: Porch; Shed; Cleared lot

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator; Kitchen on main level — 15 x 15
• Bedrooms: First-floor bedroom (Main level) — 10 x 15, carpet; Bedroom 2 (Main level) — 11 x 12, carpet; Bedroom 3 (Main level) — 12 (width), carpet
• Flooring: Carpet in bedrooms
• Bathrooms: 2 full bathrooms (includes primary bath)
• Heating & cooling: Forced air heating; Central A/C; Ceiling fans; Exhaust fan
• Interior features: Great room; Pantry; Walk-in closet
• Laundry & utility: Laundry room on main level — 5 x 7

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other 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: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.4% 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.
• Market conditions: Rents rising fast (+16.9%/yr); 249 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 29 days — a 2% lower offer ($88k) 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 $87,566 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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

No comps found within radius.

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 →

ZIP-level market 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 249
• 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
• 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	44d	4	0.38mi
4171 E Blue Grass Rd Mt Pleasant, MI	2.0	1.0	800	$850	$1.06	44d	1	1.16mi

Listing history 18 events

1. 2026-06-19
   days on market $88,900 Active 29 DOM
2. 2026-06-18
   days on market $88,900 Active 28 DOM
3. 2026-06-17
   days on market $88,900 Active 27 DOM
4. 2026-06-16
   days on market $88,900 Active 26 DOM
5. 2026-06-15
   days on market $88,900 Active 25 DOM
6. 2026-06-14
   days on market $88,900 Active 23 DOM
7. 2026-06-12
   days on market $88,900 Active 22 DOM
8. 2026-06-09
   days on market $88,900 Active 19 DOM
9. 2026-06-08
   days on market $88,900 Active 18 DOM
10. 2026-06-07
    days on market $88,900 Active 17 DOM
11. 2026-06-05
    days on market $88,900 Active 14 DOM
12. 2026-06-03
    days on market $88,900 Active 13 DOM
13. 2026-06-02
    days on market $88,900 Active 12 DOM
14. 2026-06-01
    days on market $88,900 Active 11 DOM
15. 2026-05-31
    days on market $88,900 Active 10 DOM
16. 2026-05-30
    days on market $88,900 Active 9 DOM
17. 2026-05-20
    listed $88,900 Active 552-char remark

    Show marketing remark (552 chars)

    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!

18. 2026-05-20
    listed $88,900 Active

    Show marketing remark (552 chars)

    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!

ⓘ 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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

• 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

+0.0% since first listed

2 events — show timeline

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