568 S Nancy Dr · White Cloud, MI 49349

$62,000

2 bd · 1.0 ba · 980 sqft · SingleFamily · 37 Days on market

Built 1990 0.56 ac lot

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful country living on a spacious corner lot surrounded by mature woods, offering plenty of privacy and natural beauty. Conveniently located near the Hardy Dam recreation area and just minutes from US-131 for an easy commute to Grand Rapids. This property features a large two-stall garage--perfect for storing your toys or tools--and includes two storage sheds for additional space. The home offers 2 bedrooms and 1 bathroom and does need some work, presenting a great opportunity to add your own personal touch and build equity. New drain field 2 years ago.

Key facts

• 0.56 acre lot
• 2 garage spots
• Built 1990

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Well water; Electricity available
• Home design: Residential property; Built in 1990
• Construction: Vinyl siding; Metal and shingle roof; Slab foundation
• Exterior features: Shed(s); Unimproved road surface

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 total rooms (room count provided)
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other)
• Interior features: Garage door opener; Replacement windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 3.8% in White Cloud — 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 64/100 on livability (#485 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• White Cloud Public Schools (rural): math 17% / reading 32% proficiency, ranked #436 of 540 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newaygo County population projected at -21% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $25k; list at $62k implies a 148% gain — meaningful room to come down on a strong offer.

Recommended offer $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.89% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.85%
• DSCR: 2.55
• GRM: 4.4

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: 30.4%
• Equity multiple: 2.27×
• Total profit: $22,077
• Equity at exit: $9,244

10-year hold

• IRR: 37.6%
• Equity multiple: 4.49×
• Total profit: $60,627
• Equity at exit: $5,361

Cash invested: $17,360 (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 49349

• Home prices YoY: -14.1%
• Active inventory: 81
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $504

Break-even live

Break-even rent $535

Max offer price $62,000

Occupancy floor 52%

Sensitivity live

Price	-10% $539	-5% $522	+0% $504	+5% $487	+10% $469
Rent	-10% $411	-5% $458	+0% $504	+5% $550	+10% $597
Rate	-1.0pp $535	-0.5pp $520	base $504	+0.5pp $488	+1.0pp $472

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-12
   statusdays on market $62,000 Pending 37 DOM
2. 2026-06-09
   days on market $62,000 Active 35 DOM
3. 2026-06-08
   days on market $62,000 Active 34 DOM
4. 2026-06-07
   days on market $62,000 Active 33 DOM
5. 2026-06-07
   days on market $62,000 Active 32 DOM
6. 2026-06-04
   days on market $62,000 Active 29 DOM
7. 2026-06-02
   days on market $62,000 Active 28 DOM
8. 2026-06-01
   days on market $62,000 Active 27 DOM
9. 2026-05-31
   days on market $62,000 Active 26 DOM
10. 2026-05-31
    days on market $62,000 Active 25 DOM
11. 2026-05-05
    listed $65,000 Active 569-char remark

    Show marketing remark (569 chars)

    Enjoy peaceful country living on a spacious corner lot surrounded by mature woods, offering plenty of privacy and natural beauty. Conveniently located near the Hardy Dam recreation area and just minutes from US-131 for an easy commute to Grand Rapids. This property features a large two-stall garage--perfect for storing your toys or tools--and includes two storage sheds for additional space. The home offers 2 bedrooms and 1 bathroom and does need some work, presenting a great opportunity to add your own personal touch and build equity. New drain field 2 years ago.

12. 2026-05-05
    listed $65,000 Active 569-char remark

    Show marketing remark (569 chars)

    Enjoy peaceful country living on a spacious corner lot surrounded by mature woods, offering plenty of privacy and natural beauty. Conveniently located near the Hardy Dam recreation area and just minutes from US-131 for an easy commute to Grand Rapids. This property features a large two-stall garage--perfect for storing your toys or tools--and includes two storage sheds for additional space. The home offers 2 bedrooms and 1 bathroom and does need some work, presenting a great opportunity to add your own personal touch and build equity. New drain field 2 years ago.

13. 2026-05-05
    listed $65,000 Active

    Show marketing remark (569 chars)

    Enjoy peaceful country living on a spacious corner lot surrounded by mature woods, offering plenty of privacy and natural beauty. Conveniently located near the Hardy Dam recreation area and just minutes from US-131 for an easy commute to Grand Rapids. This property features a large two-stall garage--perfect for storing your toys or tools--and includes two storage sheds for additional space. The home offers 2 bedrooms and 1 bathroom and does need some work, presenting a great opportunity to add your own personal touch and build equity. New drain field 2 years ago.

14. 2025-08-01
    status Pending
15. 2025-08-01
    status Pending
16. 2025-07-31
    historical
17. 2025-07-31
    historical
18. 2025-07-10
    price $74,900
19. 2025-07-10
    price $74,900
20. 2025-07-10
    price $74,900
21. 2025-07-01
    price $79,900
22. 2025-06-30
    price $79,900
23. 2025-06-30
    price $79,900
24. 2025-06-21
    listed $89,900 Active
25. 2025-06-21
    listed $89,900 Active
26. 2014-09-25
    historical
27. 2013-03-27
    soldstatus $25,000
28. 2013-03-27
    soldstatus $25,000
29. 2013-03-27
    soldstatus $25,000
30. 2013-01-21
    listed $44,900
31. 2013-01-21
    listed $44,900
32. 2008-06-30
    historical
33. 2007-10-23
    listed $47,900
34. 2007-10-23
    listed $47,900

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$46/yr (+$4/mo · 5.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,080
• − Mortgage interest: −$3,473
• − Property taxes: −$862
• − Insurance: −$310
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$1,804
• Taxable income: $5,379
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $4,759/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: White Cloud Public Schools
• NCES district ID: 2636060
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $37,178
• Composite: 20.36/100
• National rank: #8601
• State rank: #436 of 540 in MI

Livability — White Cloud

• Score: 64/100
• State rank: #485
• US rank: #14110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,059

Population outlook (Newaygo County) Hauer SSP2

• Today (2025): 46,371 people
• By 2030: 44,879 · -3.2%
• By 2040: 41,107 · -11.4%
• By 2050: 36,800 · -20.6%
• By 2075: 27,507 · -40.7%
• By 2100: 18,600 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 9% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Newaygo

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -4.6pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.4 2016: R+39.6 2012: R+17.4 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.33%
• Current HPI: 270.7935
• 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

+29.4% since first listed

30 events — show timeline

• 2026-06-11 Pending — REALCOMP
• 2026-06-11 Pending — MiRealSource-MiMLS
• 2026-06-11 Pending — SW Michigan MLS
• 2026-05-22 Price Changed $62,000 MiRealSource-MiMLS
• 2026-05-22 Price Changed $62,000 REALCOMP
• 2026-05-22 Price Changed $62,000 SW Michigan MLS
• 2026-05-05 Listed $65,000 SW Michigan MLS
• 2026-05-05 Listed $65,000 MiRealSource-MiMLS
• 2026-05-05 Listed $65,000 REALCOMP
• 2025-08-01 Pending — REALCOMP
• 2025-08-01 Pending — MiRealSource-MiMLS
• 2025-07-31 Listing Removed — REALCOMP
• 2025-07-31 Listing Removed — MiRealSource-MiMLS
• 2025-07-10 Price Changed $74,900 MiRealSource-MiMLS
• 2025-07-10 Price Changed $74,900 REALCOMP
• 2025-07-10 Price Changed $74,900 SW Michigan MLS
• 2025-07-01 Price Changed $79,900 MiRealSource-MiMLS
• 2025-06-30 Price Changed $79,900 REALCOMP
• 2025-06-30 Price Changed $79,900 SW Michigan MLS
• 2025-06-21 Listed $89,900 REALCOMP
• 2025-06-21 Listed $89,900 MiRealSource-MiMLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2013-03-27 Sold (Public Records) $25,000 Public Records
• 2013-03-27 Sold (MLS) $25,000 REALCOMP
• 2013-03-27 Sold (MLS) $25,000 SW Michigan MLS
• 2013-01-21 Listed $44,900 REALCOMP
• 2013-01-21 Listed $44,900 SW Michigan MLS
• 2008-06-30 Listing Removed — REALCOMP
• 2007-10-23 Listed $47,900 REALCOMP
• 2007-10-23 Listed $47,900 SW Michigan MLS

Property tax history

+2.8%/yr

Latest (2025): $862 · +2.2% YoY. Source: county tax records.