443 Pond View Dr · Perry, MI 48857

$82,900

3 bd · 2.0 ba · 2,016 sqft · Manufactured · 79 Days on market

Built 1998 Good condition 5,000 sqft lot $41/sqft · 48% below area Est $160k · 48% under ↓ 2% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move In Ready!! Large Spacious 3 bedroom/2 bath beautifully updated home. The main bedroom features a full tub, new toilet, dual sinks, a skylight and built in vanity, with lots of storage. Extra-large kitchen/dining area with wood burning fireplace and oak built in cupboards for storage. This home features a new furnace Sept. 2024 Brand new carpet, Central air 2017, New roof installed in 2023. Full Laundry room, Appliances included with this home are the refrigerator, gas stove, dishwasher, washer/dryer New faucets, lighting, register vents and plantation blinds are some of the features of this home. Ceilings were freshly painted. Outside of this home are freshly painted front steps and large 10x26 deck, shutters and shed. Secluded yet secure, Morrice Meadows Manufactured Home Community is beautiful, convenient and amazingly affordable. Morrice Meadows offers high-quality new and pre-owned homes. Our location, just east of Morrice Road, off Britton Road, is just three miles from the quaint, historic City of Perry. Our location also allows for easy access via I-69 to Flint and Grand Blanc to the east and Lansing to the west. Call now!

Key facts

• New furnace
• New faucets
• Appliances included

Tags

• EXTRA LARGE KITCHEN
• NEW FURNACE
• NEW ROOF
• FULL LAUNDRY ROOM
• APPLIANCES INCLUDED
• NEW FAUCETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.2% in Perry — 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 76/100 on livability (#142 in MI, #3,653 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Morrice Area Schools (rural): math 20% / reading 43% proficiency, ranked #323 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 74 units permitted in Shiawassee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shiawassee County population projected at -25% 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $77,926 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.81% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.70%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $160,188
• List price: $82,900
• Delta: -48.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 2.10×
• Total profit: $25,645
• Equity at exit: $12,361

10-year hold

• IRR: 34.2%
• Equity multiple: 4.13×
• Total profit: $72,714
• Equity at exit: $7,168

Cash invested: $23,212 (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 48857

• Home prices YoY: -7.5%
• Active inventory: 14
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $613

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 54%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $82,900 Active 79 DOM
2. 2026-06-17
   days on market $82,900 Active 78 DOM
3. 2026-06-16
   days on market $82,900 Active 77 DOM
4. 2026-06-15
   days on market $82,900 Active 76 DOM
5. 2026-06-13
   days on market $82,900 Active 74 DOM
6. 2026-06-12
   days on market $82,900 Active 73 DOM
7. 2026-06-09
   days on market $82,900 Active 70 DOM
8. 2026-06-08
   days on market $82,900 Active 69 DOM
9. 2026-06-07
   days on market $82,900 Active 68 DOM
10. 2026-06-05
    days on market $82,900 Active 66 DOM
11. 2026-06-04
    days on market $82,900 Active 64 DOM
12. 2026-06-02
    days on market $82,900 Active 63 DOM
13. 2026-06-01
    days on market $82,900 Active 62 DOM
14. 2026-05-31
    days on market $82,900 Active 61 DOM
15. 2026-05-31
    days on market $82,900 Active 60 DOM
16. 2026-04-27
    price $82,900 1152-char remark

    Show marketing remark (1153 chars)

    Move In Ready!! Large Spacious 3 bedroom/2 bath beautifully updated home. The main bedroom features a full tub, new toilet, dual sinks, a skylight and built in vanity, with lots of storage. Extra-large kitchen/dining area with wood burning fireplace and oak built in cupboards for storage. This home features a new furnace Sept. 2024 Brand new carpet, Central air 2017, New roof installed in 2023. Full Laundry room, Appliances included with this home are the refrigerator, gas stove, dishwasher, washer/dryer New faucets, lighting, register vents and plantation blinds are some of the features of this home. Ceilings were freshly painted. Outside of this home are freshly painted front steps and large 10x26 deck, shutters and shed. Secluded yet secure, Morrice Meadows Manufactured Home Community is beautiful, convenient and amazingly affordable. Morrice Meadows offers high-quality new and pre-owned homes. Our location, just east of Morrice Road, off Britton Road, is just three miles from the quaint, historic City of Perry. Our location also allows for easy access via I-69 to Flint and Grand Blanc to the east and Lansing to the west. Call now!

17. 2026-04-27
    price $82,900 1153-char remark

    Show marketing remark (1153 chars)

    Move In Ready!! Large Spacious 3 bedroom/2 bath beautifully updated home. The main bedroom features a full tub, new toilet, dual sinks, a skylight and built in vanity, with lots of storage. Extra-large kitchen/dining area with wood burning fireplace and oak built in cupboards for storage. This home features a new furnace Sept. 2024 Brand new carpet, Central air 2017, New roof installed in 2023. Full Laundry room, Appliances included with this home are the refrigerator, gas stove, dishwasher, washer/dryer New faucets, lighting, register vents and plantation blinds are some of the features of this home. Ceilings were freshly painted. Outside of this home are freshly painted front steps and large 10x26 deck, shutters and shed. Secluded yet secure, Morrice Meadows Manufactured Home Community is beautiful, convenient and amazingly affordable. Morrice Meadows offers high-quality new and pre-owned homes. Our location, just east of Morrice Road, off Britton Road, is just three miles from the quaint, historic City of Perry. Our location also allows for easy access via I-69 to Flint and Grand Blanc to the east and Lansing to the west. Call now!

18. 2026-03-30
    listed $78,900 Active 1152-char remark

    Show marketing remark (1153 chars)

    Move In Ready!! Large Spacious 3 bedroom/2 bath beautifully updated home. The main bedroom features a full tub, new toilet, dual sinks, a skylight and built in vanity, with lots of storage. Extra-large kitchen/dining area with wood burning fireplace and oak built in cupboards for storage. This home features a new furnace Sept. 2024 Brand new carpet, Central air 2017, New roof installed in 2023. Full Laundry room, Appliances included with this home are the refrigerator, gas stove, dishwasher, washer/dryer New faucets, lighting, register vents and plantation blinds are some of the features of this home. Ceilings were freshly painted. Outside of this home are freshly painted front steps and large 10x26 deck, shutters and shed. Secluded yet secure, Morrice Meadows Manufactured Home Community is beautiful, convenient and amazingly affordable. Morrice Meadows offers high-quality new and pre-owned homes. Our location, just east of Morrice Road, off Britton Road, is just three miles from the quaint, historic City of Perry. Our location also allows for easy access via I-69 to Flint and Grand Blanc to the east and Lansing to the west. Call now!

19. 2026-03-30
    listed $78,900 Active 1153-char remark

    Show marketing remark (1153 chars)

    Move In Ready!! Large Spacious 3 bedroom/2 bath beautifully updated home. The main bedroom features a full tub, new toilet, dual sinks, a skylight and built in vanity, with lots of storage. Extra-large kitchen/dining area with wood burning fireplace and oak built in cupboards for storage. This home features a new furnace Sept. 2024 Brand new carpet, Central air 2017, New roof installed in 2023. Full Laundry room, Appliances included with this home are the refrigerator, gas stove, dishwasher, washer/dryer New faucets, lighting, register vents and plantation blinds are some of the features of this home. Ceilings were freshly painted. Outside of this home are freshly painted front steps and large 10x26 deck, shutters and shed. Secluded yet secure, Morrice Meadows Manufactured Home Community is beautiful, convenient and amazingly affordable. Morrice Meadows offers high-quality new and pre-owned homes. Our location, just east of Morrice Road, off Britton Road, is just three miles from the quaint, historic City of Perry. Our location also allows for easy access via I-69 to Flint and Grand Blanc to the east and Lansing to the west. Call now!

20. 2024-08-19
    soldstatus $75,000 Sold
21. 2024-08-19
    soldstatus $75,000 Closed
22. 2024-08-19
    soldstatus $75,000
23. 2024-08-12
    status Pending
24. 2024-08-12
    status Pending
25. 2024-07-22
    listed $84,900 Active
26. 2024-07-22
    listed $84,900 Active
27. 2024-07-22
    listed $84,900

ⓘ 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: $18,017
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$2,412
• Taxable income: $6,421
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $5,818/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

Good 80/100 Cosmetic rehab

This move-in ready manufactured home features updated interiors and a fresh exterior, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace old light fixtures — Improves aesthetics and energy efficiency
• Both Replace old flooring — Improves comfort and value
• Both Replace old appliances — Improves functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace old light fixtures — Improves aesthetics and energy efficiency ↑
• Both Replace old flooring — Improves comfort and value ↑
• Both Replace old appliances — Improves functionality and value ↑

ⓘ 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: Morrice Area Schools
• NCES district ID: 2624630
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $57,064
• Composite: 28.03/100
• National rank: #6845
• State rank: #323 of 540 in MI

Livability — Perry

• Score: 76/100
• State rank: #142
• US rank: #3653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morrice, MI
• Population (ZIP): 3,488

Population outlook (Shiawassee County) Hauer SSP2

• Today (2025): 64,238 people
• By 2030: 61,434 · -4.4%
• By 2040: 55,054 · -14.3%
• By 2050: 48,426 · -24.6%
• By 2075: 35,995 · -44.0%
• By 2100: 26,678 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 7% Lithuanian 6% Slovak 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Shiawassee

• 2024 margin: Strong R (+23.1) · D 37.7% · R 60.8% · Other 1.6%
• 2008→2024 swing: -31.7pp toward R · 2008: 8.6pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.9 2016: R+19.6 2012: D+3.7 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.21%
• Current HPI: 273.1644
• 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

-2.4% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $82,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $82,900 REALCOMP
• 2026-03-30 Listed $78,900 REALCOMP
• 2026-03-30 Listed $78,900 MiRealSource-MiMLS
• 2024-08-19 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-08-19 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-08-19 Sold (MLS) $75,000 REALCOMP
• 2024-08-12 Pending — REALCOMP
• 2024-08-12 Pending — MiRealSource-MiMLS
• 2024-07-22 Listed $84,900 MiRealSource-MiMLS
• 2024-07-22 Listed $84,900 MiRealSource-MiMLS
• 2024-07-22 Listed $84,900 REALCOMP