14790 Woods Trl · Crystal Mountain, MI 49683

$208,500

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 24 Days on market

Built 1959 4.93 ac lot Est $187k · 11% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.1/10.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a beautifully remodeled home just minutes from Crystal Mountain! This 1,200 sq ft gem on 5 serene acres offers the perfect blend of modern living and country charm. Inside, you'll find 2 spacious bedrooms, 2 full baths with gorgeous tiled showers, and a modern kitchen with all the upgrades. Enjoy luxury vinyl flooring throughout, plus the comfort of a forced-air furnace, a cozy wood stove, and a mini-split system for year-round climate control. Step outside onto the 850 covered deck, perfect for relaxing or entertaining. The property also includes a detached mini-garage and two versatile outbuildings. While the home originally had a manufactured component, it has been extensively rebuilt with new framing, drywall, wiring, and a block foundation, now presenting as a contemporary, site-built residence. Close proximity to the Betsie River for fishing, paddling, Iron Fish Distillery, Pointe Betsie Lighthouse, Lake Michigan and Northern Michigan recreation.

Key facts

• Covered deck
• Detached mini-garage
• Extensively rebuilt

Tags

• REMODELED HOME
• MODERN KITCHEN
• COVERED DECK
• DETACHED MINI-GARAGE
• VERSATILE OUTBUILDINGS
• EXTENSIVELY REBUILT

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Well water; Electricity available; High-speed internet
• Home design: Ranch-style single family residence; Built in 1959
• Construction: Vinyl siding; Asphalt roof; Built in 1959
• Exterior features: Wooded lot; Shed(s); Unimproved road access

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Wood-burning fireplace; 6 total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $205k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#682 in MI) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Benzie County Central Schools (rural): math 33% / reading 44% proficiency, ranked #234 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benzie Central Middle School (math 32% / reading 42%, grade F, #248 of 493 statewide, top 53%, 264 students, 74% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 109 units permitted in Manistee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Manistee County population projected at -13% 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 $58k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago 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.
• Current owner paid $65k; list at $208k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,372 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14141 Woods Trl	0.66mi	3/2.0 (+1)	1,344 (+12%)	13mo	$210,000	$156	34
14141 Woods Trl Lot : 55	0.66mi	3/2.0 (+1)	1,344 (+12%)	13mo	$210,000	$156	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,996
• Equity at exit: $31,088

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $54,007
• Equity at exit: $18,027

Cash invested: $58,380 (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 49683

• Home prices YoY: -33.9%
• Active inventory: 57
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,316 medium
• Mortgage (P&I): −$1,093
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $610

Break-even live

Break-even rent $1,543

Max offer price $208,500

Occupancy floor 69%

Sensitivity live

Price	-10% $729	-5% $670	+0% $610	+5% $551	+10% $492
Rent	-10% $428	-5% $519	+0% $610	+5% $702	+10% $793
Rate	-1.0pp $715	-0.5pp $664	base $610	+0.5pp $556	+1.0pp $502

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: $52,125
• Closing costs: $6,255
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-16
   status $208,500 Pending 24 DOM

   Show marketing remark (975 chars)

   Discover a beautifully remodeled home just minutes from Crystal Mountain! This 1,200 sq ft gem on 5 serene acres offers the perfect blend of modern living and country charm. Inside, you'll find 2 spacious bedrooms, 2 full baths with gorgeous tiled showers, and a modern kitchen with all the upgrades. Enjoy luxury vinyl flooring throughout, plus the comfort of a forced-air furnace, a cozy wood stove, and a mini-split system for year-round climate control. Step outside onto the 850 covered deck, perfect for relaxing or entertaining. The property also includes a detached mini-garage and two versatile outbuildings. While the home originally had a manufactured component, it has been extensively rebuilt with new framing, drywall, wiring, and a block foundation, now presenting as a contemporary, site-built residence. Close proximity to the Betsie River for fishing, paddling, Iron Fish Distillery, Pointe Betsie Lighthouse, Lake Michigan and Northern Michigan recreation.

2. 2026-06-15
   days on market $208,500 Active 24 DOM
3. 2026-06-14
   days on market $208,500 Active 22 DOM
4. 2026-06-12
   days on market $208,500 Active 21 DOM
5. 2026-06-09
   days on market $208,500 Active 18 DOM
6. 2026-06-08
   days on market $208,500 Active 17 DOM
7. 2026-06-07
   days on market $208,500 Active 16 DOM
8. 2026-06-05
   days on market $208,500 Active 13 DOM
9. 2026-06-03
   days on market $208,500 Active 12 DOM
10. 2026-06-02
    days on market $208,500 Active 11 DOM
11. 2026-06-01
    days on market $208,500 Active 10 DOM

    Show marketing remark (975 chars)

    Discover a beautifully remodeled home just minutes from Crystal Mountain! This 1,200 sq ft gem on 5 serene acres offers the perfect blend of modern living and country charm. Inside, you'll find 2 spacious bedrooms, 2 full baths with gorgeous tiled showers, and a modern kitchen with all the upgrades. Enjoy luxury vinyl flooring throughout, plus the comfort of a forced-air furnace, a cozy wood stove, and a mini-split system for year-round climate control. Step outside onto the 850 covered deck, perfect for relaxing or entertaining. The property also includes a detached mini-garage and two versatile outbuildings. While the home originally had a manufactured component, it has been extensively rebuilt with new framing, drywall, wiring, and a block foundation, now presenting as a contemporary, site-built residence. Close proximity to the Betsie River for fishing, paddling, Iron Fish Distillery, Pointe Betsie Lighthouse, Lake Michigan and Northern Michigan recreation.

12. 2026-06-01
    price $208,500 Active 9 DOM

    Show marketing remark (975 chars)

    Discover a beautifully remodeled home just minutes from Crystal Mountain! This 1,200 sq ft gem on 5 serene acres offers the perfect blend of modern living and country charm. Inside, you'll find 2 spacious bedrooms, 2 full baths with gorgeous tiled showers, and a modern kitchen with all the upgrades. Enjoy luxury vinyl flooring throughout, plus the comfort of a forced-air furnace, a cozy wood stove, and a mini-split system for year-round climate control. Step outside onto the 850 covered deck, perfect for relaxing or entertaining. The property also includes a detached mini-garage and two versatile outbuildings. While the home originally had a manufactured component, it has been extensively rebuilt with new framing, drywall, wiring, and a block foundation, now presenting as a contemporary, site-built residence. Close proximity to the Betsie River for fishing, paddling, Iron Fish Distillery, Pointe Betsie Lighthouse, Lake Michigan and Northern Michigan recreation.

13. 2026-05-31
    days on market $214,900 Active 9 DOM
14. 2026-05-30
    days on market $214,900 Active 8 DOM
15. 2026-05-22
    listed $214,900 Active 975-char remark

    Show marketing remark (975 chars)

    Discover a beautifully remodeled home just minutes from Crystal Mountain! This 1,200 sq ft gem on 5 serene acres offers the perfect blend of modern living and country charm. Inside, you'll find 2 spacious bedrooms, 2 full baths with gorgeous tiled showers, and a modern kitchen with all the upgrades. Enjoy luxury vinyl flooring throughout, plus the comfort of a forced-air furnace, a cozy wood stove, and a mini-split system for year-round climate control. Step outside onto the 850 covered deck, perfect for relaxing or entertaining. The property also includes a detached mini-garage and two versatile outbuildings. While the home originally had a manufactured component, it has been extensively rebuilt with new framing, drywall, wiring, and a block foundation, now presenting as a contemporary, site-built residence. Close proximity to the Betsie River for fishing, paddling, Iron Fish Distillery, Pointe Betsie Lighthouse, Lake Michigan and Northern Michigan recreation.

16. 2026-05-22
    listed $214,900 Active

    Show marketing remark (975 chars)

    Discover a beautifully remodeled home just minutes from Crystal Mountain! This 1,200 sq ft gem on 5 serene acres offers the perfect blend of modern living and country charm. Inside, you'll find 2 spacious bedrooms, 2 full baths with gorgeous tiled showers, and a modern kitchen with all the upgrades. Enjoy luxury vinyl flooring throughout, plus the comfort of a forced-air furnace, a cozy wood stove, and a mini-split system for year-round climate control. Step outside onto the 850 covered deck, perfect for relaxing or entertaining. The property also includes a detached mini-garage and two versatile outbuildings. While the home originally had a manufactured component, it has been extensively rebuilt with new framing, drywall, wiring, and a block foundation, now presenting as a contemporary, site-built residence. Close proximity to the Betsie River for fishing, paddling, Iron Fish Distillery, Pointe Betsie Lighthouse, Lake Michigan and Northern Michigan recreation.

17. 2026-05-22
    listed $214,900 Active 975-char remark

    Show marketing remark (975 chars)

    Discover a beautifully remodeled home just minutes from Crystal Mountain! This 1,200 sq ft gem on 5 serene acres offers the perfect blend of modern living and country charm. Inside, you'll find 2 spacious bedrooms, 2 full baths with gorgeous tiled showers, and a modern kitchen with all the upgrades. Enjoy luxury vinyl flooring throughout, plus the comfort of a forced-air furnace, a cozy wood stove, and a mini-split system for year-round climate control. Step outside onto the 850 covered deck, perfect for relaxing or entertaining. The property also includes a detached mini-garage and two versatile outbuildings. While the home originally had a manufactured component, it has been extensively rebuilt with new framing, drywall, wiring, and a block foundation, now presenting as a contemporary, site-built residence. Close proximity to the Betsie River for fishing, paddling, Iron Fish Distillery, Pointe Betsie Lighthouse, Lake Michigan and Northern Michigan recreation.

18. 2023-01-27
    historical
19. 2023-01-27
    soldstatus $65,000 Sold
20. 2023-01-27
    soldstatus $65,000 Closed
21. 2023-01-27
    soldstatus $65,000 Sold
22. 2023-01-27
    soldstatus $65,000 Closed
23. 2023-01-27
    soldstatus $65,000
24. 2023-01-20
    status Pending
25. 2023-01-03
    status Pending
26. 2023-01-03
    status Pending
27. 2023-01-03
    status Pending
28. 2023-01-03
    status Pending
29. 2022-12-23
    historical
30. 2022-12-23
    listed Accepting Backup Offers
31. 2022-12-19
    historical Keep Showing-Contgcy Appl
32. 2022-12-19
    historical Accepting Backup Offers
33. 2022-12-19
    historical Contingent - Continue To Show
34. 2022-12-19
    historical Active - Contingent
35. 2022-12-10
    price $75,000
36. 2022-12-10
    price $75,000
37. 2022-12-10
    price $75,000
38. 2022-12-09
    price $75,000
39. 2022-11-22
    listed $85,000 Active
40. 2022-11-22
    listed $75,000
41. 2022-11-22
    listed $85,000 Active
42. 2022-11-22
    listed $85,000 Active
43. 2022-11-22
    listed $85,000 Active

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$1,371/yr (+$114/mo · 292.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 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: $27,795
• − Mortgage interest: −$11,679
• − Property taxes: −$469
• − Insurance: −$1,042
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$6,065
• Taxable income: $4,092
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $6,344/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: Benzie County Central Schools
• NCES district ID: 2604950
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $46,158
• Composite: 32.84/100
• National rank: #5616
• State rank: #234 of 540 in MI

Livability — Crystal Mountain

• Score: 52/100
• State rank: #682
• US rank: #24757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,070

Population outlook (Manistee County) Hauer SSP2

• Today (2025): 23,785 people
• By 2030: 23,227 · -2.3%
• By 2040: 21,795 · -8.4%
• By 2050: 20,653 · -13.2%
• By 2075: 18,833 · -20.8%
• By 2100: 15,491 · -34.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Native American 2%
• Common ancestry: Romanian 8% Iranian 6% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 0%

Political lean MEDSL · Manistee

• 2024 margin: R (+15.9) · D 41.2% · R 57.2% · Other 1.6%
• 2008→2024 swing: -29.2pp toward R · 2008: 13.3pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.1 2016: R+15.4 2012: D+5.9 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.79%
• Current HPI: 176.9311
• 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

+145.3% since first listed

37 events — show timeline

• 2026-06-16 Pending — REALCOMP
• 2026-06-16 Pending — MiRealSource-MiMLS
• 2026-06-16 Pending — SW Michigan MLS
• 2026-06-01 Price Changed $208,500 MiRealSource-MiMLS
• 2026-06-01 Relisted — MiRealSource-MiMLS
• 2026-06-01 Price Changed $208,500 REALCOMP
• 2026-06-01 Price Changed $208,500 SW Michigan MLS
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Listed $214,900 SW Michigan MLS
• 2026-05-22 Listed $214,900 MiRealSource-MiMLS
• 2026-05-22 Listed $214,900 REALCOMP
• 2023-01-27 Listing Removed — REALCOMP
• 2023-01-27 Sold (Public Records) $65,000 Public Records
• 2023-01-27 Sold (MLS) $65,000 SW Michigan MLS
• 2023-01-27 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2023-01-27 Sold (MLS) $65,000 REALCOMP
• 2023-01-27 Sold (MLS) $65,000 REALCOMP
• 2023-01-20 Pending — REALCOMP
• 2023-01-03 Pending — MiRealSource-MiMLS
• 2023-01-03 Pending — REALCOMP
• 2023-01-03 Pending — MiRealSource-MiMLS
• 2023-01-03 Pending — SW Michigan MLS
• 2022-12-23 Listing Removed — REALCOMP
• 2022-12-23 Listed — REALCOMP
• 2022-12-19 Contingent — MiRealSource-MiMLS
• 2022-12-19 Contingent — MiRealSource-MiMLS
• 2022-12-19 Contingent — REALCOMP
• 2022-12-19 Contingent — SW Michigan MLS
• 2022-12-10 Price Changed $75,000 MiRealSource-MiMLS
• 2022-12-10 Price Changed $75,000 MiRealSource-MiMLS
• 2022-12-10 Price Changed $75,000 REALCOMP
• 2022-12-09 Price Changed $75,000 SW Michigan MLS
• 2022-11-22 Listed $85,000 MiRealSource-MiMLS
• 2022-11-22 Listed $85,000 SW Michigan MLS
• 2022-11-22 Listed $85,000 MiRealSource-MiMLS
• 2022-11-22 Listed $75,000 REALCOMP
• 2022-11-22 Listed $85,000 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $469 · -72.1% YoY. Source: county tax records.