W8007 S US HWY 2/141 TRLR 241 Rd · Breitung, MI 49801

$37,500

2 bd · 1.0 ba · 840 sqft · Other public records · 21 Days on market

Built 1992 ↓ 5% since listing

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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
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 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

Check out this Park home in White Birch Village in the 55 and older section of the community. Two bedrooms and two baths, All appliances can be included! Updated handicapped accessible bathroom W/ walk in shower, new NG hot water heater, big outside storage shed, and central air are some additional features of this home. Lot rent is $360. Purchaser pays 6% Michigan sales tax. Call today!

Key facts

• Central air
• Walk in shower
• Garage

Tags

• WALK IN SHOWER
• NEW NG HOT WATER HEATER
• BIG OUTSIDE STORAGE SHED
• CENTRAL AIR

Property features AI

Finance

• Financial info: $360 rent amount
• HOA & community: 55+ community; Some pet restrictions; Located in White Birch Village MH community

Exterior

• Parking: Attached garage (1 garage space); 2 parking spaces total
• Utilities: 100 Amp electric service; Natural gas connected; Gas water heater; Community water; Community sewer; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home (after 1976); Located in an MH park; 1-story
• Construction: Steel exterior; Piers foundation; Built in 1992
• Exterior features: Cleared lot; Shed on the property; Year-round road access

Interior

• Kitchen: Range/Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Bedrooms located on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall heat; Central A/C
• Interior features: Accessible main floor bedroom; Low-threshold shower; Main floor laundry; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $38k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($864 rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Breitung Township School District (town): math 39% / reading 55% proficiency, ranked #130 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $259 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Dickinson County population projected at -14% 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 4 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 $36,937 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.31% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.34%
• DSCR: 3.33
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 3.20×
• Total profit: $23,084
• Equity at exit: $5,591

10-year hold

• IRR: 55.7%
• Equity multiple: 6.49×
• Total profit: $57,627
• Equity at exit: $3,242

Cash invested: $10,500 (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 49801

• Home prices YoY: -27.8%
• Active inventory: 72
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$13 /mo · $152/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $458

Break-even live

Break-even rent $285

Max offer price $37,500

Occupancy floor 42%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $37,500 Active 21 DOM
2. 2026-06-17
   remarks 422-char remark
3. 2026-06-17
   days on market $37,500 Active 20 DOM
4. 2026-06-16
   days on market $37,500 Active 19 DOM
5. 2026-06-15
   days on market $37,500 Active 18 DOM
6. 2026-06-13
   days on market $37,500 Active 16 DOM
7. 2026-06-12
   days on market $37,500 Active 15 DOM
8. 2026-06-09
   days on market $37,500 Active 12 DOM
9. 2026-06-08
   days on market $37,500 Active 11 DOM
10. 2026-06-07
    days on market $37,500 Active 10 DOM
11. 2026-06-07
    days on market $37,500 Active 9 DOM
12. 2026-06-04
    days on market $37,500 Active 6 DOM
13. 2026-06-02
    days on market $37,500 Active 5 DOM
14. 2026-06-01
    days on market $37,500 Active 4 DOM
15. 2026-05-31
    days on market $37,500 Active 3 DOM
16. 2026-05-31
    days on market $37,500 Active 2 DOM
17. 2026-05-28
    listed $37,500 Active 391-char remark

    Show marketing remark (391 chars)

    Check out this Park home in White Birch Village in the 55 and older section of the community. Two bedrooms and two baths, All appliances can be included! Updated handicapped accessible bathroom W/ walk in shower, new NG hot water heater, big outside storage shed, and central air are some additional features of this home. Lot rent is $360. Purchaser pays 6% Michigan sales tax. Call today!

18. 2026-05-28
    listed $37,500 Active 391-char remark

    Show marketing remark (391 chars)

    Check out this Park home in White Birch Village in the 55 and older section of the community. Two bedrooms and two baths, All appliances can be included! Updated handicapped accessible bathroom W/ walk in shower, new NG hot water heater, big outside storage shed, and central air are some additional features of this home. Lot rent is $360. Purchaser pays 6% Michigan sales tax. Call today!

19. 2026-05-01
    historical
20. 2025-10-30
    listed $39,500 Active
21. 2025-10-30
    listed $39,500 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: $152 · $13/mo
• Projected year-2 tax: $365 · $30/mo
• Expected delta: +$213/yr (+$18/mo · 140.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,373
• − Mortgage interest: −$2,101
• − Property taxes: −$152
• − Insurance: −$188
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$1,091
• Taxable income: $5,183
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $4,252/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: Breitung Township School District
• NCES district ID: 2606720
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $45,413
• Composite: 39.8/100
• National rank: #3878
• State rank: #130 of 540 in MI

Livability — Breitung

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

Census & demographics

• Population (ZIP): 11,606

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Native American 1%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 191.087
• 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

-5.1% since first listed

5 events — show timeline

• 2026-05-28 Listed $37,500 UPAR
• 2026-05-28 Listed $37,500 MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-30 Listed $39,500 MiRealSource-MiMLS
• 2025-10-30 Listed $39,500 UPAR

Property tax history

+14.9%/yr

Latest (2025): $152 · -16.5% YoY. Source: county tax records.