649 Bortolini Rd · Crystal Falls, MI 49920

$59,500

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 63 Days on market

Built 1971 0.96 ac lot $67/sqft · 60% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sitting on just under an acre of land and nestled on the outskirts of town, this 2 to 3 bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, a newer 1000 gallon concrete septic system and a newer water heater which mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

Key facts

• Metal roof
• Acre of land
• Newer water heater

Tags

• ACRE OF LAND
• DETACHED GARAGE
• METAL ROOF
• CONCRETE SEPTIC SYSTEM
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#274 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D.
• Forest Park School District (rural): math 27% / reading 39% proficiency, ranked #331 of 540 in MI (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 156 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Iron County population projected at -26% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $55,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.50%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (median comp): $172,339
• List price: $59,500
• Delta: -65.47%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $17,308
• Equity at exit: $8,872

10-year hold

• IRR: 32.9%
• Equity multiple: 3.98×
• Total profit: $49,729
• Equity at exit: $5,144

Cash invested: $16,660 (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 49920

• Home prices YoY: -18.6%
• Active inventory: 62
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $423

Break-even live

Break-even rent $456

Max offer price $59,500

Occupancy floor 52%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $59,500 Active 63 DOM
2. 2026-06-17
   days on market $59,500 Active 62 DOM
3. 2026-06-16
   days on market $59,500 Active 61 DOM
4. 2026-06-15
   days on market $59,500 Active 60 DOM
5. 2026-06-13
   days on market $59,500 Active 58 DOM
6. 2026-06-12
   pricedays on market $59,500 Active 57 DOM
7. 2026-06-09
   days on market $69,500 Active 54 DOM
8. 2026-06-08
   days on market $69,500 Active 53 DOM
9. 2026-06-07
   days on market $69,500 Active 52 DOM
10. 2026-06-07
    days on market $69,500 Active 51 DOM
11. 2026-06-04
    days on market $69,500 Active 48 DOM
12. 2026-06-02
    days on market $69,500 Active 47 DOM
13. 2026-06-01
    days on market $69,500 Active 46 DOM
14. 2026-05-31
    days on market $69,500 Active 45 DOM
15. 2026-05-31
    days on market $69,500 Active 44 DOM
16. 2026-04-16
    listed $69,500 Active 683-char remark

    Show marketing remark (683 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2 to 3 bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, a newer 1000 gallon concrete septic system and a newer water heater which mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

17. 2026-04-16
    listed $69,500 Active 683-char remark

    Show marketing remark (683 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2 to 3 bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, a newer 1000 gallon concrete septic system and a newer water heater which mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

18. 2025-12-01
    soldstatus $57,000 Closed 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

19. 2025-12-01
    soldstatus $57,000 Closed 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

20. 2025-11-21
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

21. 2025-11-21
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

22. 2025-10-03
    price $59,500 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

23. 2025-10-02
    price $59,500 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

24. 2025-08-18
    price $63,000 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

25. 2025-08-18
    price $63,000 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

26. 2025-06-17
    price $64,500 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

27. 2025-06-17
    price $64,500 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

28. 2025-04-23
    listed $69,500 Active 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

29. 2025-04-23
    listed $69,500 Active 713-char remark

    Show marketing remark (713 chars)

    Sitting on just under an acre of land and nestled on the outskirts of town, this 2-bedroom, 1-bath single-wide manufactured home offers a peaceful country setting yet convenient to town. There is a 2 car detached garage just off the side entrance of the home. Recent improvements include a metal roof, which will be finished prior to closing, a newer 1000 gallon concrete septic system and a newer water heater mean peace of mind for years to come. The full bathroom features a newer Soft Step tub (2021) with all the bells and whistles for added comfort. Whether you're looking for an affordable UP getaway or a place in the country to call home, this property delivers great value with room to make it your own!

30. 2015-02-25
    soldstatus $10,000

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$317/yr (+$26/mo · 112.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,905
• − Mortgage interest: −$3,333
• − Property taxes: −$283
• − Insurance: −$298
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$1,731
• Taxable income: $4,356
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,035/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: Forest Park School District
• NCES district ID: 2611190
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $38,409
• Composite: 27.54/100
• National rank: #6947
• State rank: #331 of 540 in MI

Livability — Crystal Falls

• Score: 71/100
• State rank: #274
• US rank: #6768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,243

Population outlook (Iron County) Hauer SSP2

• Today (2025): 10,485 people
• By 2030: 9,914 · -5.4%
• By 2040: 8,698 · -17.0%
• By 2050: 7,742 · -26.2%
• By 2075: 6,485 · -38.1%
• By 2100: 5,396 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 4% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Iron

• 2024 margin: Strong R (+29.3) · D 34.7% · R 64.0% · Other 1.2%
• 2008→2024 swing: -31.5pp toward R · 2008: 2.1pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+25.4 2016: R+28.3 2012: R+9.0 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.03%
• Current HPI: 179.7039
• 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

+595.0% since first listed

15 events — show timeline

• 2026-04-16 Listed $69,500 UPAR
• 2026-04-16 Listed $69,500 MiRealSource-MiMLS
• 2025-12-01 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2025-12-01 Sold (MLS) $57,000 UPAR
• 2025-11-21 Pending — UPAR
• 2025-11-21 Pending — MiRealSource-MiMLS
• 2025-10-03 Price Changed $59,500 MiRealSource-MiMLS
• 2025-10-02 Price Changed $59,500 UPAR
• 2025-08-18 Price Changed $63,000 MiRealSource-MiMLS
• 2025-08-18 Price Changed $63,000 UPAR
• 2025-06-17 Price Changed $64,500 MiRealSource-MiMLS
• 2025-06-17 Price Changed $64,500 UPAR
• 2025-04-23 Listed $69,500 MiRealSource-MiMLS
• 2025-04-23 Listed $69,500 UPAR
• 2015-02-25 Sold (Public Records) $10,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $283 · -40.3% YoY. Source: county tax records.