890 W 11 Mile Rd · Eden, MI 49644

$139,900

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 100 Days on market

Built 1999 3.40 ac lot $103/sqft · 19% below area Est $187k · 25% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

Key facts

• 3.4 acre lot
• Built 1999
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $121k (13.8% below list).
• Recommended offer: $121k (13.8% 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.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Lake County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $140k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,530 (13.8% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $187,141
• List price: $139,900
• Delta: -25.24%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $82,249
• Equity at exit: $126,033

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $237,310
• Equity at exit: $271,795

Cash invested: $39,172 (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 49644

• Home prices YoY: 12.6%
• Active inventory: 64
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $96

Break-even live

Break-even rent $1,084

Max offer price $139,900

Occupancy floor 87%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $139,900 Active 100 DOM
2. 2026-06-17
   days on market $139,900 Active 99 DOM
3. 2026-06-16
   days on market $139,900 Active 98 DOM
4. 2026-06-15
   days on market $139,900 Active 97 DOM
5. 2026-06-13
   days on market $139,900 Active 95 DOM
6. 2026-06-12
   days on market $139,900 Active 94 DOM
7. 2026-06-09
   days on market $139,900 Active 91 DOM
8. 2026-06-08
   days on market $139,900 Active 90 DOM
9. 2026-06-07
   days on market $139,900 Active 89 DOM
10. 2026-06-07
    days on market $139,900 Active 88 DOM
11. 2026-06-04
    days on market $139,900 Active 85 DOM
12. 2026-06-02
    days on market $139,900 Active 84 DOM
13. 2026-06-01
    days on market $139,900 Active 83 DOM
14. 2026-05-31
    days on market $139,900 Active 82 DOM
15. 2026-05-31
    days on market $139,900 Active 81 DOM
16. 2026-04-04
    price $139,900 991-char remark

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

17. 2026-04-03
    status Active 991-char remark

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

18. 2026-04-03
    price $139,900 991-char remark

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

19. 2026-04-03
    status Active 991-char remark

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

20. 2026-04-03
    status Active

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

21. 2026-04-03
    price $139,900

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

22. 2026-03-13
    historical

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

23. 2026-03-13
    historical 991-char remark

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

24. 2026-02-17
    listed $159,900 Active 991-char remark

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

25. 2026-02-17
    listed $159,900 Active 991-char remark

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

26. 2026-02-17
    listed $159,900 Active

    Show marketing remark (991 chars)

    Located on 3.40 acres in the sought-after Irons area, this property offers the perfect basecamp for outdoor enthusiasts or year around living. Just down the road from miles of ORV and snowmobile trails and nestled in the Heart of the Manistee National Forest, you'll enjoy direct access to all your recreation needs. This manufactured home features 3 bedrooms, 2 full baths, and an open-concept living room, dining area, and kitchen--ideal for gathering with family and friends. Main floor laundry adds convenience for everyday living. The home is ready for your personal touch, needing some flooring and a few finishing updates to truly make it your own. Outside, you'll find a barn (in need of a new roof) along with several additional outbuildings providing plenty of storage for toys, tools, and equipment. Conveniently located just west of M-37, this property offers easy, year-round access while still giving you that peaceful Up North feel. Home will not qualify for FHA/VA financing.

27. 2014-09-24
    historical
28. 2006-06-23
    soldstatus $55,000
29. 2006-06-23
    soldstatus $55,000
30. 2006-03-08
    historical
31. 2005-06-08
    listed $59,999
32. 2005-06-08
    listed $59,999
33. 2005-06-08
    listed $59,999
34. 2005-06-08
    listed $59,999

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$691/yr (+$58/mo · 89.4%)

ⓘ 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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,464
• − Mortgage interest: −$7,837
• − Property taxes: −$773
• − Insurance: −$700
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,070
• Taxable loss: −$1,229
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,445/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Eden

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

Census & demographics

• Population (ZIP): 1,846

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Iranian 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.53%
• Current HPI: 236.7989
• 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

+133.2% since first listed

19 events — show timeline

• 2026-04-04 Price Changed $139,900 MiRealSource-MiMLS
• 2026-04-03 Relisted — REALCOMP
• 2026-04-03 Price Changed $139,900 REALCOMP
• 2026-04-03 Relisted — MiRealSource-MiMLS
• 2026-04-03 Relisted — SW Michigan MLS
• 2026-04-03 Price Changed $139,900 SW Michigan MLS
• 2026-03-13 Listing Removed — SW Michigan MLS
• 2026-03-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-17 Listed $159,900 REALCOMP
• 2026-02-17 Listed $159,900 SW Michigan MLS
• 2026-02-17 Listed $159,900 MiRealSource-MiMLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2006-06-23 Sold (MLS) $55,000 REALCOMP
• 2006-06-23 Sold (MLS) $55,000 SW Michigan MLS
• 2006-03-08 Listing Removed — REALCOMP
• 2005-06-08 Listed $59,999 REALCOMP
• 2005-06-08 Listed $59,999 REALCOMP
• 2005-06-08 Listed $59,999 SW Michigan MLS
• 2005-06-08 Listed $59,999 SW Michigan MLS

Property tax history

+1.5%/yr

Latest (2024): $773 · +4.0% YoY. Source: county tax records.