810 3 Mile Rd · Wilcox, MI 49349

$106,900

2 bd · 1.0 ba · 530 sqft · SingleFamily · 60 Days on market

Built 1950 10 ac lot $202/sqft · 29% below area Est $151k · 29% under ↓ 11% since listing

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Why this score? — see what drove the C 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

Key facts

• 2 inch well
• 10 beautiful acres
• Private retreat

Tags

• PRIVATE RETREAT
• 10 BEAUTIFUL ACRES
• 333 FEET OF ROAD FRONTAGE
• 2 INCH WELL
• SEPTIC PRESENT
• HUNTING CABIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (3.4% below list).
• Recommended offer: $103k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 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 $739 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $103,245 (3.4% below list)

Questions for the listing agent

1. It's been on market 60 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 1950 — 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. 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: 0.97% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (median comp): $150,582
• List price: $106,900
• Delta: -29.01%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,389
• Equity at exit: $15,939

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $10,528
• Equity at exit: $9,243

Cash invested: $29,932 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $188

Break-even live

Break-even rent $794

Max offer price $106,900

Occupancy floor 77%

Sensitivity live

Price	-10% $249	-5% $218	+0% $188	+5% $158	+10% $128
Rent	-10% $107	-5% $147	+0% $188	+5% $229	+10% $270
Rate	-1.0pp $242	-0.5pp $215	base $188	+0.5pp $161	+1.0pp $132

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: $26,725
• Closing costs: $3,207
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-12
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

2. 2026-05-12
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

3. 2026-05-12
   status Pending

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

4. 2026-04-29
   price $106,900

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

5. 2026-04-29
   price $106,900 550-char remark

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

6. 2026-04-29
   price $106,900

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

7. 2026-04-29
   price $106,900 550-char remark

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

8. 2026-04-29
   price $106,900

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

9. 2026-04-29
   price $106,900

   Show marketing remark (550 chars)

   Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

10. 2026-03-12
    listed $119,900 Active 550-char remark

    Show marketing remark (550 chars)

    Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

11. 2026-03-12
    listed $119,900 Active 550-char remark

    Show marketing remark (550 chars)

    Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

12. 2026-03-12
    listed $119,900 Active

    Show marketing remark (550 chars)

    Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

13. 2026-03-12
    listed $119,900 Active

    Show marketing remark (550 chars)

    Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

14. 2026-03-12
    listed $119,900 Active

    Show marketing remark (550 chars)

    Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

15. 2026-03-12
    listed $119,900 Active

    Show marketing remark (550 chars)

    Welcome to 810 E 3 Mile, a wonderful private retreat that could easily be used for hunting or a wonderful home nestled in the woods. This land boasts of 333 feet of road frontage and 10 beautiful acres of woods. A 2 inch Well and also Septic are present on the property. There is a home currently on the property, but it is in need of some love, but with some work the home could be made into a nice hunting cabin. Electricity is available, but is not currently hooked up. Home size is accurate but not exact. Buyer to verify all details on the home.

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$689/yr (+$57/mo · 257.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 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: $12,389
• − Mortgage interest: −$5,988
• − Property taxes: −$268
• − Insurance: −$534
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,110
• Taxable income: $507
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,137/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 — Wilcox

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

-10.8% since first listed

15 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — SW Michigan MLS
• 2026-04-29 Price Changed $106,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $106,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $106,900 REALCOMP
• 2026-04-29 Price Changed $106,900 REALCOMP
• 2026-04-29 Price Changed $106,900 SW Michigan MLS
• 2026-04-29 Price Changed $106,900 SW Michigan MLS
• 2026-03-12 Listed $119,900 SW Michigan MLS
• 2026-03-12 Listed $119,900 REALCOMP
• 2026-03-12 Listed $119,900 MiRealSource-MiMLS
• 2026-03-12 Listed $119,900 SW Michigan MLS
• 2026-03-12 Listed $119,900 REALCOMP
• 2026-03-12 Listed $119,900 MiRealSource-MiMLS

Property tax history

-10.8%/yr

Latest (2025): $268 · -77.1% YoY. Source: county tax records.