23637 19 Mile Rd · Paris, MI 49307

$150,000

3 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 1 Days on market

Built 1961 5.00 ac lot Est $212k · 29% under ↓ 23% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relax in your updated manufactured home, nestled on 5 serene acres! This charming 3-bed, 2-bath retreat boasts a beautifully maintained yard, a cozy fireplace, and stunning views. Enjoy the convenience of an attached garage and effortless access to the expressway and nearby shopping centers.

Key facts

• 5 acre lot
• 2 garage spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $61 ($728/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 $139k (7.4% below list).
• Recommended offer: $139k (7.4% 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.
• Big Rapids Public Schools (town): math 36% / reading 52% proficiency, ranked #176 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big Rapids Middle School (math 30% / reading 50%, grade F, #211 of 493 statewide, top 43%, 646 students, 54% FRL); Big Rapids High School (math 37% / reading 62%, grade D, #154 of 713 statewide, top 25%, 714 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 193 active listings in the ZIP; 116 units permitted in Mecosta 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 $4k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $138,896 (7.4% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $212,220
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18671 230th Ave	0.66mi	3/1.0	1,600 (-1%)	0mo	$210,000	$131	67

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-20,422
• Equity at exit: $22,365

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-12,723
• Equity at exit: $12,969

Cash invested: $42,000 (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 49307

• Active inventory: 193
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $61

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $112	+0% $61	+5% $9	+10% $-43
Rent	-10% $-49	-5% $6	+0% $61	+5% $116	+10% $170
Rate	-1.0pp $136	-0.5pp $99	base $61	+0.5pp $22	+1.0pp $-18

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2025-12-08
   historical

   Show marketing remark (292 chars)

   Relax in your updated manufactured home, nestled on 5 serene acres! This charming 3-bed, 2-bath retreat boasts a beautifully maintained yard, a cozy fireplace, and stunning views. Enjoy the convenience of an attached garage and effortless access to the expressway and nearby shopping centers.

2. 2025-12-08
   listed $100,000

   Show marketing remark (292 chars)

   Relax in your updated manufactured home, nestled on 5 serene acres! This charming 3-bed, 2-bath retreat boasts a beautifully maintained yard, a cozy fireplace, and stunning views. Enjoy the convenience of an attached garage and effortless access to the expressway and nearby shopping centers.

3. 2025-12-08
   historical 292-char remark

   Show marketing remark (292 chars)

   Relax in your updated manufactured home, nestled on 5 serene acres! This charming 3-bed, 2-bath retreat boasts a beautifully maintained yard, a cozy fireplace, and stunning views. Enjoy the convenience of an attached garage and effortless access to the expressway and nearby shopping centers.

4. 2025-12-08
   listed $100,000 292-char remark

   Show marketing remark (292 chars)

   Relax in your updated manufactured home, nestled on 5 serene acres! This charming 3-bed, 2-bath retreat boasts a beautifully maintained yard, a cozy fireplace, and stunning views. Enjoy the convenience of an attached garage and effortless access to the expressway and nearby shopping centers.

5. 2020-08-03
   soldstatus $130,000

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

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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,668
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,364
• Taxable loss: −$1,765
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,152/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: Big Rapids Public Schools
• NCES district ID: 2605780
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $35,568
• Composite: 36.37/100
• National rank: #4685
• State rank: #176 of 540 in MI

Livability — Paris

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

Census & demographics

• County: Mecosta County · 18,407 people
• Metro: Big Rapids, MI
• Population (ZIP): 18,407
• Household income: $60,358
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 667.0

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.88%
• Current HPI: 199.8828
• Rent YoY: —
• Metro: Big Rapids, 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

-23.1% since first listed

5 events — show timeline

• 2025-12-08 Listed $100,000 MiRealSource-MiMLS
• 2025-12-08 Listing Removed — MiRealSource-MiMLS
• 2025-12-08 Listed $100,000 SW Michigan MLS
• 2025-12-08 Listing Removed — SW Michigan MLS
• 2020-08-03 Sold (Public Records) $130,000 Public Records