55 E Riling St · Gwinn, MI 49841

$73,750

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 2 Days on market

Built 2027 Fair condition $61/sqft · 39% below area Est $80k · 8% under

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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
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable move-in ready home in need of TLC to make it your own! This home has a brand-new furnace, water heater, updated plumbing and a new bathroom. While the expensive projects have been handled, the home needs that final touch to make it your own. One floor living with a nice open concept from the living room to the kitchen. There are washer and dryer hook-ups right next to the bathroom for convenient access. Why pay rent when you can OWN for a fraction of the cost. Build yourself some sweat equity or turn this into your forever home. Sale is a manufactured home only, no land included. Lot rent is $325 per month and includes water, sewer and trash removal. Park approval is required. Financing is available. Shed in the yard will be removed and is not included in the sale.

Key facts

• Built 2027

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).

Location & tenants

• Location reads 70/100 on livability (#322 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Gwinn Area Community Schools (rural): math 16% / reading 30% proficiency, ranked #439 of 540 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $510 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y ago; this cycle's ask is 168% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $73,750

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $80,403
• List price: $73,750
• Delta: -76.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 E Riling St Lot 92	0.03mi	3/2.0	1,120 (-8%)	1mo	$68,950	$62	84
Lot 75 Northernaire Rd	0.08mi	3/2.0	1,109 (-9%)	3mo	$41,000	$37	79
55 E Riling St Lot 21	0.03mi	3/2.0	1,088 (-10%)	3mo	$69,500	$64	79
55 E Riling St Lot 82	0.03mi	3/2.0	1,088 (-10%)	6mo	$69,950	$64	76
55 E Riling St Lot 1	0.03mi	3/2.0	1,056 (-13%)	9mo	$69,000	$65	69
55 E Riling St Lot 32	0.13mi	3/2.0	1,056 (-13%)	16mo	$67,900	$64	58

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $7,894
• Equity at exit: $10,996

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $32,471
• Equity at exit: $6,377

Cash invested: $20,650 (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 49841

• Home prices YoY: -29.0%
• Active inventory: 61
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$387
• Tax est. 1.5%: −$92 /mo · $1,106/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $311

Break-even live

Break-even rent $645

Max offer price $73,750

Occupancy floor 65%

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: $18,438
• Closing costs: $2,212
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $73,750 Active 2 DOM
2. 2026-06-18
   pricedays on marketlisting id $73,750 Active 1 DOM
3. 2026-06-17
   days on market $18,500 Active 61 DOM
4. 2026-06-16
   days on market $18,500 Active 60 DOM
5. 2026-06-15
   days on market $18,500 Active 59 DOM
6. 2026-06-14
   days on market $18,500 Active 57 DOM
7. 2026-06-12
   pricedays on market $18,500 Active 56 DOM
8. 2026-06-09
   days on market $22,500 Active 53 DOM
9. 2026-06-08
   days on market $22,500 Active 52 DOM
10. 2026-06-07
    days on market $22,500 Active 51 DOM
11. 2026-06-05
    days on market $22,500 Active 48 DOM
12. 2026-06-02
    days on market $22,500 Active 46 DOM
13. 2026-06-01
    days on market $22,500 Active 45 DOM
14. 2026-05-31
    days on market $22,500 Active 44 DOM
15. 2026-05-30
    days on market $22,500 Active 43 DOM
16. 2026-05-17
    price $22,500 786-char remark

    Show marketing remark (786 chars)

    Affordable move-in ready home in need of TLC to make it your own! This home has a brand-new furnace, water heater, updated plumbing and a new bathroom. While the expensive projects have been handled, the home needs that final touch to make it your own. One floor living with a nice open concept from the living room to the kitchen. There are washer and dryer hook-ups right next to the bathroom for convenient access. Why pay rent when you can OWN for a fraction of the cost. Build yourself some sweat equity or turn this into your forever home. Sale is a manufactured home only, no land included. Lot rent is $325 per month and includes water, sewer and trash removal. Park approval is required. Financing is available. Shed in the yard will be removed and is not included in the sale.

17. 2026-05-11
    status Pending 726-char remark

    Show marketing remark (726 chars)

    top paying rent for something you’ll never own. Own a brand-new 2026, 3-bedroom, 2-bath home for $69,950. This home offers an open-concept layout, modern finishes, and energy-efficient construction designed for simple, affordable living. Move-in ready with single-level convenience and low maintenance ownership. With approved financing, monthly payments may be comparable to area rental rates. Bonus incentives included: • 3 months of free lot rent • 1-year home warranty If this home isn’t exactly what you’re looking for, ask about the opportunity to customize a new home, choose finishes, and select from available lots within the community. Seller is a licensed real estate agent in Michigan.

18. 2026-05-07
    price $24,500 786-char remark

    Show marketing remark (786 chars)

    Affordable move-in ready home in need of TLC to make it your own! This home has a brand-new furnace, water heater, updated plumbing and a new bathroom. While the expensive projects have been handled, the home needs that final touch to make it your own. One floor living with a nice open concept from the living room to the kitchen. There are washer and dryer hook-ups right next to the bathroom for convenient access. Why pay rent when you can OWN for a fraction of the cost. Build yourself some sweat equity or turn this into your forever home. Sale is a manufactured home only, no land included. Lot rent is $325 per month and includes water, sewer and trash removal. Park approval is required. Financing is available. Shed in the yard will be removed and is not included in the sale.

19. 2026-04-26
    status Active 786-char remark

    Show marketing remark (786 chars)

    Affordable move-in ready home in need of TLC to make it your own! This home has a brand-new furnace, water heater, updated plumbing and a new bathroom. While the expensive projects have been handled, the home needs that final touch to make it your own. One floor living with a nice open concept from the living room to the kitchen. There are washer and dryer hook-ups right next to the bathroom for convenient access. Why pay rent when you can OWN for a fraction of the cost. Build yourself some sweat equity or turn this into your forever home. Sale is a manufactured home only, no land included. Lot rent is $325 per month and includes water, sewer and trash removal. Park approval is required. Financing is available. Shed in the yard will be removed and is not included in the sale.

20. 2026-04-22
    price $68,950 726-char remark

    Show marketing remark (726 chars)

    top paying rent for something you’ll never own. Own a brand-new 2026, 3-bedroom, 2-bath home for $69,950. This home offers an open-concept layout, modern finishes, and energy-efficient construction designed for simple, affordable living. Move-in ready with single-level convenience and low maintenance ownership. With approved financing, monthly payments may be comparable to area rental rates. Bonus incentives included: • 3 months of free lot rent • 1-year home warranty If this home isn’t exactly what you’re looking for, ask about the opportunity to customize a new home, choose finishes, and select from available lots within the community. Seller is a licensed real estate agent in Michigan.

21. 2026-04-17
    status Pending 786-char remark

    Show marketing remark (786 chars)

    Affordable move-in ready home in need of TLC to make it your own! This home has a brand-new furnace, water heater, updated plumbing and a new bathroom. While the expensive projects have been handled, the home needs that final touch to make it your own. One floor living with a nice open concept from the living room to the kitchen. There are washer and dryer hook-ups right next to the bathroom for convenient access. Why pay rent when you can OWN for a fraction of the cost. Build yourself some sweat equity or turn this into your forever home. Sale is a manufactured home only, no land included. Lot rent is $325 per month and includes water, sewer and trash removal. Park approval is required. Financing is available. Shed in the yard will be removed and is not included in the sale.

22. 2026-04-08
    listed $27,500 Active 786-char remark

    Show marketing remark (786 chars)

    Affordable move-in ready home in need of TLC to make it your own! This home has a brand-new furnace, water heater, updated plumbing and a new bathroom. While the expensive projects have been handled, the home needs that final touch to make it your own. One floor living with a nice open concept from the living room to the kitchen. There are washer and dryer hook-ups right next to the bathroom for convenient access. Why pay rent when you can OWN for a fraction of the cost. Build yourself some sweat equity or turn this into your forever home. Sale is a manufactured home only, no land included. Lot rent is $325 per month and includes water, sewer and trash removal. Park approval is required. Financing is available. Shed in the yard will be removed and is not included in the sale.

23. 2026-04-03
    soldstatus $69,500 Closed
24. 2026-03-10
    status Pending
25. 2026-02-26
    listed $69,950 Active 726-char remark

    Show marketing remark (726 chars)

    top paying rent for something you’ll never own. Own a brand-new 2026, 3-bedroom, 2-bath home for $69,950. This home offers an open-concept layout, modern finishes, and energy-efficient construction designed for simple, affordable living. Move-in ready with single-level convenience and low maintenance ownership. With approved financing, monthly payments may be comparable to area rental rates. Bonus incentives included: • 3 months of free lot rent • 1-year home warranty If this home isn’t exactly what you’re looking for, ask about the opportunity to customize a new home, choose finishes, and select from available lots within the community. Seller is a licensed real estate agent in Michigan.

26. 2025-12-12
    soldstatus $69,950 Closed
27. 2025-12-02
    listed $69,950 Active
28. 2025-12-01
    status Pending
29. 2025-11-04
    listed $69,950 Active
30. 2025-09-16
    soldstatus $69,000 Closed
31. 2025-08-15
    listed $69,000 Active
32. 2025-02-14
    soldstatus $67,900 Closed
33. 2024-12-19
    price $67,900
34. 2024-10-22
    listed $79,000 Active
35. 2023-11-03
    soldstatus $79,000 Closed
36. 2023-11-01
    status Pending
37. 2023-10-05
    listed $79,000 Active

ⓘ 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: $12,471
• − Mortgage interest: −$4,131
• − Property taxes: −$1,106
• − Insurance: −$369
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,145
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,082/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and increase its value for resale or rental.

Repairs flagged

• Major exterior siding — Significant damage
• Major interior walls — Peeling paint and damage
• Major kitchen cabinets — Worn and old
• Major bathroom fixtures — Old and worn

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and appearance
• Both Replace kitchen cabinets — Modernizes the space and increases value
• Both Replace bathroom fixtures — Enhances functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage	Major	$15,000–50,000
interior walls · Peeling paint and damage	Major	$15,000–50,000
kitchen cabinets · Worn and old	Major	$15,000–50,000
bathroom fixtures · Old and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and appearance ↑
• Both Replace kitchen cabinets — Modernizes the space and increases value ↑
• Both Replace bathroom fixtures — Enhances functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gwinn Area Community Schools
• NCES district ID: 2614690
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $46,152
• Composite: 19.98/100
• National rank: #8670
• State rank: #439 of 540 in MI

Livability — Gwinn

• Score: 70/100
• State rank: #322
• US rank: #7930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gwinn, MI
• Population (ZIP): 7,359

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 67,278 people
• By 2030: 67,249 · +-0.0%
• By 2040: 66,297 · -1.5%
• By 2050: 65,241 · -3.0%
• By 2075: 64,365 · -4.3%
• By 2100: 60,707 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Native American 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Marquette

• 2024 margin: Lean D (+8.7) · D 53.5% · R 44.8% · Other 1.7%
• 2008→2024 swing: -11.6pp toward R · 2008: 20.3pp · 2024: 8.7pp
• All cycles: 2024: D+8.7 2020: D+11.2 2016: D+4.2 2012: D+14.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.41%
• Current HPI: 214.0389
• 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

-71.5% since first listed

22 events — show timeline

• 2026-05-17 Price Changed $22,500 UPAR
• 2026-05-11 Pending — UPAR
• 2026-05-07 Price Changed $24,500 UPAR
• 2026-04-26 Relisted — UPAR
• 2026-04-22 Price Changed $68,950 UPAR
• 2026-04-17 Pending — UPAR
• 2026-04-08 Listed $27,500 UPAR
• 2026-04-03 Sold (MLS) $69,500 UPAR
• 2026-03-10 Pending — UPAR
• 2026-02-26 Listed $69,950 UPAR
• 2025-12-12 Sold (MLS) $69,950 UPAR
• 2025-12-02 Listed $69,950 UPAR
• 2025-12-01 Pending — UPAR
• 2025-11-04 Listed $69,950 UPAR
• 2025-09-16 Sold (MLS) $69,000 UPAR
• 2025-08-15 Listed $69,000 UPAR
• 2025-02-14 Sold (MLS) $67,900 UPAR
• 2024-12-19 Price Changed $67,900 UPAR
• 2024-10-22 Listed $79,000 UPAR
• 2023-11-03 Sold (MLS) $79,000 UPAR
• 2023-11-01 Pending — UPAR
• 2023-10-05 Listed $79,000 UPAR