1961 Country Ln · Nottawa, MI 48893

$64,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 10 Days on market

Built 1974 0.69 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in the Coldwater Lake area! Situated on a spacious . 69-acre lot, this 3-bedroom, 2-bath home offers tremendous potential for the right buyer. Located just steps from public lake access and Coldwater Lake Family park, the property is ideal for those seeking an affordable weekend getaway, seasonal retreat, or year-round residence. The large lot provides ample room for campers, boats, trailers, and other recreational equipment, while the garage offers additional storage space. The home is in need of significant updating and repairs and is being sold as-is, making it a great opportunity for investors, renovators, or buyers looking to add their own personal touch. Enjoy convenient access to boating, fishing, swimming, and all the outdoor recreation the Coldwater Lake area has to offer. Bring your vision and unlock the potential of this unique property!

Key facts

• Outdoor recreation
• Public lake access
• Spacious lot

Tags

• PUBLIC LAKE ACCESS
• SPACIOUS LOT
• AMPLE ROOM FOR CAMPERS
• ADDITIONAL STORAGE SPACE
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story; Residential zoning
• Construction: Aluminum siding
• Exterior features: Deck; Shed(s); Gravel road access

Interior

• Kitchen: Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Wood stove; No central air
• Interior features: Walk-in closet(s); Electric fireplace; Wood-burning stove
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Beal City Public Schools (rural): math 40% / reading 50% proficiency, ranked #138 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beal City Elementary School (math 32% / reading 47%, grade F, #606 of 1,397 statewide, top 48%, 257 students, 40% FRL); Beal City High School (math 45% / reading 52%, grade D, #180 of 713 statewide, top 25%, 397 students, 32% FRL).
• Market conditions: 79 active listings in the ZIP; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1974 — 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: 1.94% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.64%
• DSCR: 2.67
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $417,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1871 N Littlefield Rd	0.14mi	3/2.0	1,386 (+3%)	22mo	$175,000	$126	70
1361 N Hyslop St	0.60mi	2/2.0 (-1)	1,350 (+0%)	0mo	$420,000	$311	66

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

Projected returns pro-forma

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

5-year hold

• IRR: 53.3%
• Equity multiple: 4.94×
• Total profit: $71,657
• Equity at exit: $58,467

10-year hold

• IRR: 46.9%
• Equity multiple: 11.04×
• Total profit: $182,479
• Equity at exit: $126,086

Cash invested: $18,172 (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 48893

• Home prices YoY: 6.6%
• Active inventory: 79
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $570

Break-even live

Break-even rent $540

Max offer price $64,900

Occupancy floor 50%

Sensitivity live

Price	-10% $607	-5% $588	+0% $570	+5% $552	+10% $533
Rent	-10% $470	-5% $520	+0% $570	+5% $620	+10% $670
Rate	-1.0pp $603	-0.5pp $587	base $570	+0.5pp $553	+1.0pp $536

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $64,900 Active 10 DOM
2. 2026-06-19
   days on market $64,900 Active 8 DOM
3. 2026-06-18
   days on market $64,900 Active 7 DOM
4. 2026-06-17
   days on market $64,900 Active 6 DOM
5. 2026-06-16
   days on market $64,900 Active 5 DOM
6. 2026-06-15
   days on market $64,900 Active 4 DOM
7. 2026-06-14
   days on market $64,900 Active 2 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $64,900 Active 1 DOM

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$144/yr (+$12/mo · 20.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $15,139
• − Mortgage interest: −$3,635
• − Property taxes: −$711
• − Insurance: −$324
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$1,888
• Taxable income: $6,158
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,362/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: Beal City Public Schools
• NCES district ID: 2604290
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $54,247
• Composite: 39.01/100
• National rank: #4068
• State rank: #138 of 540 in MI

Livability — Nottawa

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

Census & demographics

• Population (ZIP): 5,660

Population outlook (Isabella County) Hauer SSP2

• Today (2025): 75,111 people
• By 2030: 77,600 · +3.3%
• By 2040: 79,890 · +6.4%
• By 2050: 81,568 · +8.6%
• By 2075: 86,602 · +15.3%
• By 2100: 92,201 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Romanian 5% Italian 2%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4%

Political lean MEDSL · Isabella

• 2024 margin: Lean R (+7.5) · D 45.5% · R 53.0% · Other 1.6%
• 2008→2024 swing: -26.7pp toward R · 2008: 19.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+2.5 2016: R+3.7 2012: D+9.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.65%
• Current HPI: 381.2
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $64,900 REALCOMP
• 2026-06-11 Listed $64,900 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2021): $711 · +1.4% YoY. Source: county tax records.