81 S Gibbs St · White Cloud, MI 49349

$44,910

3 bd · 1.0 ba · 1,000 sqft · Manufactured public records · 42 Days on market

Built 1940 0.26 ac lot $45/sqft · 63% below area ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this three-bedroom, one-bathroom fixer-upper, perfectly suited for a seasoned investor or a buyer ready to take on a total renovation. Located in a convenient pocket near local shops and restaurants, this property offers a peaceful small-town atmosphere with easy access to every daily essential. Please note that the home requires extensive work and a complete overhaul from top to bottom, making it the ideal project for those looking to strip a house back to the studs and rebuild it with their own vision. If you are looking for a true 'diamond in the rough' where you can roll up your sleeves and add serious value through hard work, this is the opportunity you've been waiting for. Seller is also offering land contract terms with 20% down.

Key facts

• 0.26 acre lot
• Built 1940
• Listed 41 days

Property features AI

Exterior

• Utilities: Natural gas available and connected; Electricity available; Public water
• Home design: Traditional-style single family home; One-story (single family residence)
• Construction: Built in 1940; Vinyl and wood siding; Shingle roof
• Exterior features: Paved road access; Lot is approximately 0.26 acres; Public water

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Second bedroom; Third bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas available and connected; Electricity available
• Interior features: Seven total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 3.9% in White Cloud — 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 64/100 on livability (#485 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• White Cloud Public Schools (rural): math 17% / reading 32% proficiency, ranked #436 of 540 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Newaygo County population projected at -21% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,562 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.45% ✓
• Cap rate: 21.22%
• Cash-on-cash: 53.31%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $147,131
• List price: $44,910
• Delta: -69.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.4%
• Equity multiple: 3.25×
• Total profit: $28,319
• Equity at exit: $6,696

10-year hold

• IRR: 56.7%
• Equity multiple: 6.61×
• Total profit: $70,542
• Equity at exit: $3,883

Cash invested: $12,575 (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 49349

• Home prices YoY: -14.1%
• Active inventory: 81
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $559

Break-even live

Break-even rent $393

Max offer price $44,910

Occupancy floor 44%

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: $11,228
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 N Lester Ave Unit 1 B White Cloud, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.34mi

Listing history 50 events

1. 2026-06-19
   days on market $44,910 Active 42 DOM
2. 2026-06-18
   days on market $44,910 Active 41 DOM
3. 2026-06-17
   days on market $44,910 Active 40 DOM
4. 2026-06-16
   days on market $44,910 Active 39 DOM
5. 2026-06-15
   days on market $44,910 Active 38 DOM
6. 2026-06-14
   days on market $44,910 Active 36 DOM
7. 2026-06-12
   days on market $44,910 Active 35 DOM
8. 2026-06-09
   days on market $44,910 Active 32 DOM
9. 2026-06-08
   days on market $44,910 Active 31 DOM
10. 2026-06-07
    days on market $44,910 Active 30 DOM
11. 2026-06-07
    days on market $44,910 Active 29 DOM
12. 2026-06-04
    days on market $44,910 Active 26 DOM
13. 2026-06-02
    days on market $44,910 Active 25 DOM
14. 2026-06-01
    days on market $44,910 Active 24 DOM
15. 2026-05-31
    days on market $44,910 Active 23 DOM
16. 2026-05-31
    days on market $44,910 Active 22 DOM
17. 2026-05-12
    status Pending 770-char remark

    Show marketing remark (770 chars)

    Unlock the potential in this three-bedroom, one-bathroom fixer-upper, perfectly suited for a seasoned investor or a buyer ready to take on a total renovation. Located in a convenient pocket near local shops and restaurants, this property offers a peaceful small-town atmosphere with easy access to every daily essential. Please note that the home requires extensive work and a complete overhaul from top to bottom, making it the ideal project for those looking to strip a house back to the studs and rebuild it with their own vision. If you are looking for a true 'diamond in the rough' where you can roll up your sleeves and add serious value through hard work, this is the opportunity you've been waiting for. Seller is also offering land contract terms with 20% down.

18. 2026-05-12
    status Pending 770-char remark

    Show marketing remark (770 chars)

    Unlock the potential in this three-bedroom, one-bathroom fixer-upper, perfectly suited for a seasoned investor or a buyer ready to take on a total renovation. Located in a convenient pocket near local shops and restaurants, this property offers a peaceful small-town atmosphere with easy access to every daily essential. Please note that the home requires extensive work and a complete overhaul from top to bottom, making it the ideal project for those looking to strip a house back to the studs and rebuild it with their own vision. If you are looking for a true 'diamond in the rough' where you can roll up your sleeves and add serious value through hard work, this is the opportunity you've been waiting for. Seller is also offering land contract terms with 20% down.

19. 2026-05-12
    status Pending

    Show marketing remark (770 chars)

    Unlock the potential in this three-bedroom, one-bathroom fixer-upper, perfectly suited for a seasoned investor or a buyer ready to take on a total renovation. Located in a convenient pocket near local shops and restaurants, this property offers a peaceful small-town atmosphere with easy access to every daily essential. Please note that the home requires extensive work and a complete overhaul from top to bottom, making it the ideal project for those looking to strip a house back to the studs and rebuild it with their own vision. If you are looking for a true 'diamond in the rough' where you can roll up your sleeves and add serious value through hard work, this is the opportunity you've been waiting for. Seller is also offering land contract terms with 20% down.

20. 2026-04-23
    listed $49,900 Active 770-char remark

    Show marketing remark (770 chars)

    Unlock the potential in this three-bedroom, one-bathroom fixer-upper, perfectly suited for a seasoned investor or a buyer ready to take on a total renovation. Located in a convenient pocket near local shops and restaurants, this property offers a peaceful small-town atmosphere with easy access to every daily essential. Please note that the home requires extensive work and a complete overhaul from top to bottom, making it the ideal project for those looking to strip a house back to the studs and rebuild it with their own vision. If you are looking for a true 'diamond in the rough' where you can roll up your sleeves and add serious value through hard work, this is the opportunity you've been waiting for. Seller is also offering land contract terms with 20% down.

21. 2026-04-23
    listed $49,900 Active 770-char remark

    Show marketing remark (770 chars)

    Unlock the potential in this three-bedroom, one-bathroom fixer-upper, perfectly suited for a seasoned investor or a buyer ready to take on a total renovation. Located in a convenient pocket near local shops and restaurants, this property offers a peaceful small-town atmosphere with easy access to every daily essential. Please note that the home requires extensive work and a complete overhaul from top to bottom, making it the ideal project for those looking to strip a house back to the studs and rebuild it with their own vision. If you are looking for a true 'diamond in the rough' where you can roll up your sleeves and add serious value through hard work, this is the opportunity you've been waiting for. Seller is also offering land contract terms with 20% down.

22. 2026-04-23
    listed $49,900 Active

    Show marketing remark (770 chars)

    Unlock the potential in this three-bedroom, one-bathroom fixer-upper, perfectly suited for a seasoned investor or a buyer ready to take on a total renovation. Located in a convenient pocket near local shops and restaurants, this property offers a peaceful small-town atmosphere with easy access to every daily essential. Please note that the home requires extensive work and a complete overhaul from top to bottom, making it the ideal project for those looking to strip a house back to the studs and rebuild it with their own vision. If you are looking for a true 'diamond in the rough' where you can roll up your sleeves and add serious value through hard work, this is the opportunity you've been waiting for. Seller is also offering land contract terms with 20% down.

23. 2025-12-19
    price $35,500
24. 2025-12-18
    price $35,500
25. 2025-12-18
    historical
26. 2025-12-18
    historical
27. 2025-12-10
    price $39,800
28. 2025-12-10
    price $39,800
29. 2025-11-11
    price $48,500
30. 2025-11-10
    price $48,500
31. 2025-10-23
    listed $54,500 Active
32. 2025-10-23
    listed $54,500 Active
33. 2025-05-14
    status Pending
34. 2025-05-14
    status Pending
35. 2025-05-14
    historical
36. 2025-05-14
    historical
37. 2025-05-13
    price $62,500
38. 2025-05-13
    price $62,500
39. 2025-05-13
    price $62,500
40. 2025-04-11
    status Active
41. 2025-04-11
    status Pending
42. 2025-04-09
    historical
43. 2025-03-25
    price $70,000
44. 2025-03-24
    price $70,000
45. 2025-03-24
    price $70,000
46. 2025-03-04
    listed $80,000 Active
47. 2025-03-04
    listed $80,000 Active
48. 2005-09-09
    soldstatus $42,500
49. 2005-09-09
    soldstatus $42,500
50. 2005-09-05
    soldstatus $42,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$2,516
• − Property taxes: −$674
• − Insurance: −$225
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,306
• Taxable income: $6,368
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,175/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: White Cloud Public Schools
• NCES district ID: 2636060
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $37,178
• Composite: 20.36/100
• National rank: #8601
• State rank: #436 of 540 in MI

Livability — White Cloud

• Score: 64/100
• State rank: #485
• US rank: #14110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Cloud, MI
• Population (ZIP): 8,059

Population outlook (Newaygo County) Hauer SSP2

• Today (2025): 46,371 people
• By 2030: 44,879 · -3.2%
• By 2040: 41,107 · -11.4%
• By 2050: 36,800 · -20.6%
• By 2075: 27,507 · -40.7%
• By 2100: 18,600 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 9% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Newaygo

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -4.6pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.4 2016: R+39.6 2012: R+17.4 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.33%
• Current HPI: 270.7935
• 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

-4.2% since first listed

42 events — show timeline

• 2026-05-27 Price Changed $44,910 MiRealSource-MiMLS
• 2026-05-27 Price Changed $44,910 REALCOMP
• 2026-05-27 Price Changed $44,910 SW Michigan MLS
• 2026-05-26 Relisted — REALCOMP
• 2026-05-26 Relisted — MiRealSource-MiMLS
• 2026-05-26 Relisted — SW Michigan MLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — SW Michigan MLS
• 2026-04-23 Listed $49,900 REALCOMP
• 2026-04-23 Listed $49,900 SW Michigan MLS
• 2026-04-23 Listed $49,900 MiRealSource-MiMLS
• 2025-12-19 Price Changed $35,500 MiRealSource-MiMLS
• 2025-12-18 Price Changed $35,500 REALCOMP
• 2025-12-18 Listing Removed — REALCOMP
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-12-10 Price Changed $39,800 MiRealSource-MiMLS
• 2025-12-10 Price Changed $39,800 REALCOMP
• 2025-11-11 Price Changed $48,500 MiRealSource-MiMLS
• 2025-11-10 Price Changed $48,500 REALCOMP
• 2025-10-23 Listed $54,500 REALCOMP
• 2025-10-23 Listed $54,500 MiRealSource-MiMLS
• 2025-05-14 Pending — MiRealSource-MiMLS
• 2025-05-14 Pending — REALCOMP
• 2025-05-14 Listing Removed — REALCOMP
• 2025-05-14 Listing Removed — MiRealSource-MiMLS
• 2025-05-13 Price Changed $62,500 MiRealSource-MiMLS
• 2025-05-13 Price Changed $62,500 REALCOMP
• 2025-05-13 Price Changed $62,500 SW Michigan MLS
• 2025-04-11 Relisted — REALCOMP
• 2025-04-11 Pending — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2025-03-25 Price Changed $70,000 MiRealSource-MiMLS
• 2025-03-24 Price Changed $70,000 REALCOMP
• 2025-03-24 Price Changed $70,000 SW Michigan MLS
• 2025-03-04 Listed $80,000 REALCOMP
• 2025-03-04 Listed $80,000 MiRealSource-MiMLS
• 2005-09-09 Sold (MLS) $42,500 REALCOMP
• 2005-09-09 Sold (MLS) $42,500 SW Michigan MLS
• 2005-09-05 Sold (Public Records) $42,500 Public Records
• 2004-07-08 Listed $46,900 REALCOMP
• 2004-07-08 Listed $46,900 SW Michigan MLS

Property tax history

+9.5%/yr

Latest (2025): $2,573 · -4.8% YoY. Source: county tax records.