2450 Ruby St · Mount Pleasant, MI 48858

$73,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 224 Days on market

Built 1960 0.31 ac lot Est $91k · 20% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity just outside of the city! This single-wide home sits on a spacious lot with a great yard and a handy storage shed out back. Home needs some TLC but offers tons of potential for the right buyer. Perfect for investors, flippers, or anyone looking to build equity.

Key facts

• Great yard
• Spacious lot
• Handy storage shed

Tags

• SPACIOUS LOT
• GREAT YARD
• HANDY STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Shared septic system
• Home design: Single-family residence; Residential property type
• Construction: Built on pillar/post/pier foundation
• Exterior features: Aluminum siding; Shed on property; Lot dimensions approximately 180.8 x 76.5; Zoned residential

Interior

• Kitchen: Includes oven, refrigerator and range
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Oven, Refrigerator, Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.4% in Mount Pleasant — 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 82/100 on livability (#55 in MI, #1,063 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime C-, employment F.
• Mt. Pleasant City School District (town): math 33% / reading 48% proficiency, ranked #229 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.9%/yr); 249 active listings in the ZIP; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $64,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $91,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2162 3rd St	0.29mi	3/1.0 (+1)	826 (+15%)	4mo	$105,000	$127	54

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.55×
• Total profit: $11,313
• Equity at exit: $10,885

10-year hold

• IRR: 25.5%
• Equity multiple: 3.75×
• Total profit: $56,250
• Equity at exit: $6,312

Cash invested: $20,440 (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 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 249
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $283

Break-even live

Break-even rent $604

Max offer price $73,000

Occupancy floor 66%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $73,000 Active 224 DOM
2. 2026-06-18
   days on market $73,000 Active 223 DOM
3. 2026-06-17
   days on market $73,000 Active 222 DOM
4. 2026-06-16
   days on market $73,000 Active 221 DOM
5. 2026-06-15
   days on market $73,000 Active 220 DOM
6. 2026-06-14
   days on market $73,000 Active 218 DOM
7. 2026-06-12
   days on market $73,000 Active 217 DOM
8. 2026-06-09
   days on market $73,000 Active 214 DOM
9. 2026-06-08
   days on market $73,000 Active 213 DOM
10. 2026-06-07
    days on market $73,000 Active 212 DOM
11. 2026-06-05
    days on market $73,000 Active 209 DOM
12. 2026-06-03
    days on market $73,000 Active 208 DOM
13. 2026-06-02
    days on market $73,000 Active 207 DOM
14. 2026-06-01
    days on market $73,000 Active 206 DOM
15. 2026-05-31
    days on market $73,000 Active 205 DOM
16. 2026-05-30
    days on market $73,000 Active 204 DOM
17. 2026-02-03
    price $73,000 284-char remark

    Show marketing remark (284 chars)

    Affordable opportunity just outside of the city! This single-wide home sits on a spacious lot with a great yard and a handy storage shed out back. Home needs some TLC but offers tons of potential for the right buyer. Perfect for investors, flippers, or anyone looking to build equity.

18. 2026-02-02
    price $73,000
19. 2025-11-06
    listed $78,000 Active 284-char remark

    Show marketing remark (284 chars)

    Affordable opportunity just outside of the city! This single-wide home sits on a spacious lot with a great yard and a handy storage shed out back. Home needs some TLC but offers tons of potential for the right buyer. Perfect for investors, flippers, or anyone looking to build equity.

20. 2025-11-06
    listed $78,000 Active

    Show marketing remark (284 chars)

    Affordable opportunity just outside of the city! This single-wide home sits on a spacious lot with a great yard and a handy storage shed out back. Home needs some TLC but offers tons of potential for the right buyer. Perfect for investors, flippers, or anyone looking to build equity.

21. 2015-10-28
    soldstatus $775,000
22. 2008-06-19
    soldstatus $26,000

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$179/yr (+$15/mo · 23.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 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: $11,554
• − Mortgage interest: −$4,089
• − Property taxes: −$767
• − Insurance: −$365
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,124
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $2,835/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: Mt. Pleasant City School District
• NCES district ID: 2624750
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $32,344
• Composite: 33.16/100
• National rank: #5548
• State rank: #229 of 540 in MI

Livability — Mount Pleasant

• Score: 82/100
• State rank: #55
• US rank: #1063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Isabella County · 42,226 people
• City population: 42,226
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2381.0

Population outlook (Isabella County) Hauer SSP2

• Today (2025): 75,111 people
• By 2030: 77,600 · +3.3%
• By 2040: 79,890 · +6.4%
• By 2050: 81,568 · +8.6%
• By 2075: 86,602 · +15.3%
• By 2100: 92,201 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 6% Hispanic / Latino 5% Native American 4% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 0%

Political lean MEDSL · Isabella

• 2024 margin: Lean R (+7.5) · D 45.5% · R 53.0% · Other 1.6%
• 2008→2024 swing: -26.7pp toward R · 2008: 19.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+2.5 2016: R+3.7 2012: D+9.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.75%
• Current HPI: 206.1153
• Rent YoY: ▲ 16.89%
• Metro: Mount Pleasant, MI
• 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

+180.8% since first listed

6 events — show timeline

• 2026-02-03 Price Changed $73,000 MiRealSource-MiMLS
• 2026-02-02 Price Changed $73,000 REALCOMP
• 2025-11-06 Listed $78,000 REALCOMP
• 2025-11-06 Listed $78,000 MiRealSource-MiMLS
• 2015-10-28 Sold (Public Records) $775,000 Public Records
• 2008-06-19 Sold (Public Records) $26,000 Public Records

Property tax history

-0.4%/yr

Latest (2023): $767 · +40.0% YoY. Source: county tax records.