3217 W Maringo Pass · Webber, MI 49304

$49,900

2 bd · 1.0 ba · 552 sqft · SingleFamily public records · 28 Days on market

Built 1973 0.56 ac lot $7/mo HOA · 1% of rent

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute northern escape fixer-upper in beautiful Baldwin Michigan! Finish this 2 bedroom, 1 bath mobile home to your liking. Sits on 2 lots totaling over a half acre. Mench Lake association access to charming beach, launch, park, restroom and pavilion, just down the road. Drive your ORV right from the property. Wooded setting on a county maintained road. Lots of potential to make your affordable upnorth retreat a reality. Set up your showing today!

Key facts

• Wooded setting
• 0.56 acre lot
• Built 1973

Tags

• MENCH LAKE ASSOCIATION ACCESS
• WOODED SETTING

Property features AI

Finance

• HOA & community: Has association; $80 annually

Exterior

• Utilities: Well water
• Home design: Residential property; Other architectural style; Built in 1973
• Construction: Aluminum siding; Metal roof
• Exterior features: Corner lot; Shed(s) on property; Unimproved road access

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: LP tank is rented; Crawl space basement; 5 total rooms
• Laundry & utility: Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($806 rent vs $50k).
• Recommended offer: $49k (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.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 167 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lake County population projected at -22% 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago 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.
• Current owner paid $17k; list at $50k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 W Wilmas Way	0.65mi	2/1.0	572 (+4%)	14mo	$160,000	$280	52

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $12,055
• Equity at exit: $7,440

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $36,425
• Equity at exit: $4,314

Cash invested: $13,972 (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 49304

• Home prices YoY: -30.4%
• Active inventory: 167
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$21
• HOA: −$7
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $316

Break-even live

Break-even rent $406

Max offer price $49,900

Occupancy floor 56%

Sensitivity live

Price	-10% $345	-5% $330	+0% $316	+5% $302	+10% $288
Rent	-10% $253	-5% $284	+0% $316	+5% $348	+10% $380
Rate	-1.0pp $341	-0.5pp $329	base $316	+0.5pp $303	+1.0pp $290

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 24 events

1. 2026-06-21
   days on market $49,900 Active 28 DOM
2. 2026-06-18
   days on market $49,900 Active 26 DOM
3. 2026-06-17
   days on market $49,900 Active 25 DOM
4. 2026-06-16
   days on market $49,900 Active 24 DOM
5. 2026-06-15
   days on market $49,900 Active 23 DOM
6. 2026-06-13
   days on market $49,900 Active 21 DOM
7. 2026-06-12
   days on market $49,900 Active 20 DOM
8. 2026-06-09
   days on market $49,900 Active 17 DOM
9. 2026-06-08
   days on market $49,900 Active 16 DOM
10. 2026-06-07
    days on market $49,900 Active 15 DOM
11. 2026-06-07
    days on market $49,900 Active 14 DOM
12. 2026-06-04
    days on market $49,900 Active 11 DOM
13. 2026-06-02
    days on market $49,900 Active 10 DOM
14. 2026-06-01
    days on market $49,900 Active 9 DOM
15. 2026-05-31
    days on market $49,900 Active 8 DOM
16. 2026-05-31
    days on market $49,900 Active 7 DOM
17. 2026-05-23
    listed $49,900 Active

    Show marketing remark (450 chars)

    Cute northern escape fixer-upper in beautiful Baldwin Michigan! Finish this 2 bedroom, 1 bath mobile home to your liking. Sits on 2 lots totaling over a half acre. Mench Lake association access to charming beach, launch, park, restroom and pavilion, just down the road. Drive your ORV right from the property. Wooded setting on a county maintained road. Lots of potential to make your affordable upnorth retreat a reality. Set up your showing today!

18. 2026-05-23
    listed $49,900 Active 449-char remark

    Show marketing remark (450 chars)

    Cute northern escape fixer-upper in beautiful Baldwin Michigan! Finish this 2 bedroom, 1 bath mobile home to your liking. Sits on 2 lots totaling over a half acre. Mench Lake association access to charming beach, launch, park, restroom and pavilion, just down the road. Drive your ORV right from the property. Wooded setting on a county maintained road. Lots of potential to make your affordable upnorth retreat a reality. Set up your showing today!

19. 2026-05-23
    listed $49,900 Active 450-char remark

    Show marketing remark (450 chars)

    Cute northern escape fixer-upper in beautiful Baldwin Michigan! Finish this 2 bedroom, 1 bath mobile home to your liking. Sits on 2 lots totaling over a half acre. Mench Lake association access to charming beach, launch, park, restroom and pavilion, just down the road. Drive your ORV right from the property. Wooded setting on a county maintained road. Lots of potential to make your affordable upnorth retreat a reality. Set up your showing today!

20. 2018-06-15
    soldstatus $17,000
21. 2018-06-15
    soldstatus $17,000 Sold
22. 2018-05-18
    listed $19,900
23. 2018-05-18
    listed $19,900 Active
24. 2018-05-18
    listed $19,900

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$196/yr (+$16/mo · 52.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,677
• − Mortgage interest: −$2,795
• − Property taxes: −$376
• − Insurance: −$250
• − Repairs & maintenance: −$774
• − Management: −$774
• − HOA: −$84
• − Depreciation: −$1,452
• Taxable income: $3,173
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,034/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Webber

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

Census & demographics

• Population (ZIP): 4,680

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 12% Hispanic / Latino 11% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 5% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Vietnamese 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.01%
• Current HPI: 116.6025
• 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

+150.8% since first listed

8 events — show timeline

• 2026-05-23 Listed $49,900 REALCOMP
• 2026-05-23 Listed $49,900 MiRealSource-MiMLS
• 2026-05-23 Listed $49,900 SW Michigan MLS
• 2018-06-15 Sold (MLS) $17,000 SW Michigan MLS
• 2018-06-15 Sold (MLS) $17,000 REALCOMP
• 2018-05-18 Listed $19,900 MiRealSource-MiMLS
• 2018-05-18 Listed $19,900 SW Michigan MLS
• 2018-05-18 Listed $19,900 REALCOMP

Property tax history

+1.2%/yr

Latest (2024): $376 · +4.9% YoY. Source: county tax records.