1211 Wellington Dr · Mount Pleasant, MI 48858

$115,000

3 bd · 2.0 ba · 1,568 sqft · Other · 116 Days on market

Built 2025

---

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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No longer need to rent!! Brand new! Never lived in beautiful 3 bedroom 2 full bath home in Summerhill Village. The kitchen offers an extra large island for baking, entertaining, or just hanging out. The island also has rollout shelves to make it convenient to place all your baking items. The kitchen/dining combo area offers a lot of space to enjoy your time gathering. There is also a pantry for additional items. The primary bedroom has a large bathroom with a walk-in shower, double sink vanity, linen closet, and large walk-in closet. Drywall throughout. Playground, common area, and a beautiful clubhouse to be enjoyed. Pets are welcome at the dog park! Close to Wal-Mart, Target, Aldi's, and CMU.

Key facts

• Linen closet
• Extra large island
• Rollout shelves

Tags

• EXTRA LARGE ISLAND
• ROLLOUT SHELVES
• KITCHEN DINING COMBO
• WALK IN SHOWER
• DOUBLE SINK VANITY
• LINEN CLOSET

Property features AI

Exterior

• Utilities: Public water; Shared septic
• Home design: Single family residence; Residential property; Subdivision: SUMMERHILL VILLAGE
• Construction: Vinyl siding; Pillar/post/pier foundation; Built area above grade: 1,568 square feet
• Exterior features: Deck; Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.4% in Mount Pleasant — 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 82/100 on livability (#55 in MI, #1,063 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime C-, employment F.
• Mt. Pleasant City School District (town): math 33% / reading 48% proficiency, ranked #229 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.9%/yr); 249 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $6,813
• Equity at exit: $17,147

10-year hold

• IRR: 18.8%
• Equity multiple: 2.94×
• Total profit: $62,348
• Equity at exit: $9,943

Cash invested: $32,200 (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 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 249
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $286

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 74%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 S Mission Rd Mt Pleasant, MI	2.0–4.0	2.0	1264	$1,332	$1.05	43d	4	0.38mi

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 116 DOM
2. 2026-06-18
   days on market $115,000 Active 115 DOM
3. 2026-06-17
   days on market $115,000 Active 114 DOM
4. 2026-06-16
   days on market $115,000 Active 113 DOM
5. 2026-06-15
   days on market $115,000 Active 112 DOM
6. 2026-06-14
   days on market $115,000 Active 110 DOM
7. 2026-06-12
   days on market $115,000 Active 109 DOM
8. 2026-06-09
   days on market $115,000 Active 106 DOM
9. 2026-06-08
   days on market $115,000 Active 105 DOM
10. 2026-06-07
    days on market $115,000 Active 104 DOM
11. 2026-06-05
    days on market $115,000 Active 101 DOM
12. 2026-06-03
    days on market $115,000 Active 100 DOM
13. 2026-06-02
    days on market $115,000 Active 99 DOM
14. 2026-06-01
    days on market $115,000 Active 98 DOM
15. 2026-05-31
    days on market $115,000 Active 97 DOM
16. 2026-05-30
    days on market $115,000 Active 96 DOM
17. 2026-02-23
    listed $115,000 Active

    Show marketing remark (703 chars)

    No longer need to rent!! Brand new! Never lived in beautiful 3 bedroom 2 full bath home in Summerhill Village. The kitchen offers an extra large island for baking, entertaining, or just hanging out. The island also has rollout shelves to make it convenient to place all your baking items. The kitchen/dining combo area offers a lot of space to enjoy your time gathering. There is also a pantry for additional items. The primary bedroom has a large bathroom with a walk-in shower, double sink vanity, linen closet, and large walk-in closet. Drywall throughout. Playground, common area, and a beautiful clubhouse to be enjoyed. Pets are welcome at the dog park! Close to Wal-Mart, Target, Aldi's, and CMU.

18. 2026-02-23
    listed $115,000 Active 703-char remark

    Show marketing remark (703 chars)

    No longer need to rent!! Brand new! Never lived in beautiful 3 bedroom 2 full bath home in Summerhill Village. The kitchen offers an extra large island for baking, entertaining, or just hanging out. The island also has rollout shelves to make it convenient to place all your baking items. The kitchen/dining combo area offers a lot of space to enjoy your time gathering. There is also a pantry for additional items. The primary bedroom has a large bathroom with a walk-in shower, double sink vanity, linen closet, and large walk-in closet. Drywall throughout. Playground, common area, and a beautiful clubhouse to be enjoyed. Pets are welcome at the dog park! Close to Wal-Mart, Target, Aldi's, and CMU.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,412
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,345
• Taxable income: $1,699
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,021/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: Mt. Pleasant City School District
• NCES district ID: 2624750
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $32,344
• Composite: 33.16/100
• National rank: #5548
• State rank: #229 of 540 in MI

Livability — Mount Pleasant

• Score: 82/100
• State rank: #55
• US rank: #1063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Isabella County · 42,226 people
• City population: 42,226
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2381.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 6% Hispanic / Latino 5% Native American 4% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 0%

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: ▼ -96.75%
• Current HPI: 206.1153
• Rent YoY: ▲ 16.89%
• Metro: Mount Pleasant, MI
• 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

• 2026-02-23 Listed $115,000 REALCOMP
• 2026-02-23 Listed $115,000 MiRealSource-MiMLS