2450 Ruby St · Union, MI 48858

$73,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 321 Days on market

Built 1960 Fair condition 0.31 ac lot $101/sqft · 34% below area Est $111k · 34% under

---

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 +8.7/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.8% in Union — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Pullen Elementary School (327 students, 68% FRL); Fancher School (math 44% / reading 56%, grade D+, #371 of 1,397 statewide, top 27%, 406 students, 47% FRL); Mt Pleasant Senior High School (math 42% / reading 57%, grade D, #154 of 713 statewide, top 25%, 1,058 students, 42% FRL) — zoned schools average 53% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.9%/yr); 380 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 321 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 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.37% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $110,942
• List price: $73,000
• Delta: -34.20%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 Drive In Ln Lot 32	0.20mi	3/2.0 (+1)	720 (0%)	2mo	$42,500	$59	80
5131 E Ward St	0.35mi	2/1.0	738 (+2%)	1mo	$110,000	$149	79
2261 Drive In Ln Lot 68	0.25mi	3/2.0 (+1)	720 (0%)	1mo	$29,900	$42	78
2330 Theatre Trl Lot 53	0.23mi	3/2.0 (+1)	720 (0%)	2mo	$42,500	$59	78
2311 Theatre Trl Lot 12	0.25mi	3/2.0 (+1)	720 (0%)	4mo	$42,000	$58	76
517 E Bennett Ave	1.41mi	2/1.0	720 (0%)	5mo	$101,000	$140	61
2162 3rd St	0.29mi	3/1.0 (+1)	826 (+15%)	7mo	$105,000	$127	51
5413 E Clover	0.16mi	3/2.0 (+1)	840 (+17%)	14mo	$31,000	$37	46
814 E Illinois St	1.17mi	2/1.0	660 (-8%)	14mo	$123,000	$186	39
1007 N Kinney Ave	1.46mi	2/1.0	814 (+13%)	8mo	$60,000	$74	36
1020 Elizabeth St	1.32mi	2/1.0	850 (+18%)	14mo	$184,500	$217	28
909 E Bellows St	1.33mi	3/1.0 (+1)	840 (+17%)	9mo	$150,000	$179	28

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: 15.4%
• Equity multiple: 1.65×
• Total profit: $13,348
• Equity at exit: $10,885

10-year hold

• IRR: 27.4%
• Equity multiple: 4.00×
• Total profit: $61,276
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 380
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $312

Break-even live

Break-even rent $604

Max offer price $73,000

Occupancy floor 64%

Sensitivity live

Price	-10% $354	-5% $333	+0% $312	+5% $292	+10% $271
Rent	-10% $233	-5% $273	+0% $312	+5% $352	+10% $391
Rate	-1.0pp $349	-0.5pp $331	base $312	+0.5pp $293	+1.0pp $274

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 S Isabella Rd Apt A Mt Pleasant, MI	2.0	1.0	622	$975	$1.57	6d	1	0.17mi
6300 E Broadway Rd Apt 9 Mt Pleasant, MI	1.0	1.0	350	$550	$1.57	2d	1	1.11mi

Property features AI

Exterior

• Utilities: Public waterShared septic system
• Home design: Single-family residenceResidential property type
• Construction: Built on pillar/post/pier foundation
• Exterior features: Aluminum sidingShed on propertyLot dimensions approximately 180.8 x 76.5Zoned 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

Listing history 50 events

1. 2026-09-24
   days on market $73,000 Active 321 DOM
2. 2026-09-23
   days on market $73,000 Active 320 DOM
3. 2026-09-20
   days on market $73,000 Active 317 DOM
4. 2026-09-19
   days on market $73,000 Active 316 DOM
5. 2026-09-18
   days on market $73,000 Active 315 DOM
6. 2026-09-17
   days on market $73,000 Active 314 DOM
7. 2026-09-16
   days on market $73,000 Active 313 DOM
8. 2026-09-15
   days on market $73,000 Active 312 DOM
9. 2026-09-14
   days on market $73,000 Active 311 DOM
10. 2026-09-13
    days on market $73,000 Active 310 DOM
11. 2026-09-12
    days on market $73,000 Active 309 DOM
12. 2026-09-11
    days on market $73,000 Active 308 DOM
13. 2026-09-05
    days on market $73,000 Active 302 DOM
14. 2026-09-04
    days on market $73,000 Active 301 DOM
15. 2026-09-03
    days on market $73,000 Active 300 DOM
16. 2026-09-02
    days on market $73,000 Active 299 DOM
17. 2026-08-30
    days on market $73,000 Active 296 DOM
18. 2026-08-29
    days on market $73,000 Active 295 DOM
19. 2026-08-28
    days on market $73,000 Active 294 DOM
20. 2026-08-27
    days on market $73,000 Active 293 DOM
21. 2026-08-26
    days on market $73,000 Active 292 DOM
22. 2026-08-25
    days on market $73,000 Active 291 DOM
23. 2026-08-24
    days on market $73,000 Active 290 DOM
24. 2026-08-23
    days on market $73,000 Active 289 DOM
25. 2026-08-22
    days on market $73,000 Active 288 DOM
26. 2026-08-21
    days on market $73,000 Active 287 DOM
27. 2026-08-20
    days on market $73,000 Active 286 DOM
28. 2026-08-19
    days on market $73,000 Active 285 DOM
29. 2026-08-18
    days on market $73,000 Active 284 DOM
30. 2026-08-17
    days on market $73,000 Active 283 DOM
31. 2026-08-16
    days on market $73,000 Active 282 DOM
32. 2026-08-15
    days on market $73,000 Active 281 DOM
33. 2026-08-14
    days on market $73,000 Active 280 DOM
34. 2026-08-13
    days on market $73,000 Active 279 DOM
35. 2026-08-12
    days on market $73,000 Active 278 DOM
36. 2026-08-11
    days on market $73,000 Active 277 DOM
37. 2026-08-10
    days on market $73,000 Active 276 DOM
38. 2026-08-09
    days on market $73,000 Active 275 DOM
39. 2026-08-08
    days on market $73,000 Active 274 DOM
40. 2026-08-07
    days on market $73,000 Active 273 DOM
41. 2026-08-06
    days on market $73,000 Active 272 DOM
42. 2026-08-05
    days on market $73,000 Active 271 DOM
43. 2026-08-04
    days on market $73,000 Active 270 DOM
44. 2026-08-03
    days on market $73,000 Active 269 DOM
45. 2026-07-31
    days on market $73,000 Active 266 DOM
46. 2026-07-30
    days on market $73,000 Active 265 DOM
47. 2026-07-29
    days on market $73,000 Active 264 DOM
48. 2026-07-27
    days on market $73,000 Active 262 DOM
49. 2026-07-25
    days on market $73,000 Active 260 DOM
50. 2026-07-24
    days on market $73,000 Active 259 DOM

ⓘ 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: $11,993
• − Mortgage interest: −$4,089
• − Property taxes: −$767
• − Insurance: −$365
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,124
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,094/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,000–$32,400 screening

This single-wide home requires moderate repairs and maintenance, particularly to the roof and exterior siding. Painting and cleaning the home will significantly improve its curb appeal and condition, making it more attractive to potential buyers and renters.

Repairs flagged

• Major roof — The roof appears to be in poor condition, indicating a major repair is needed.
• Moderate exterior siding — The exterior siding shows signs of weathering and discoloration, indicating a moderate repair is needed.

Value-add opportunities

• Both painting and cleaning — Painting and cleaning the exterior and interior will improve the home's curb appeal and condition, making it more attractive to potential buyers and renters. ↑
• Both roof repair — Repairing the roof will not only improve the home's condition but also increase its value by ensuring a more secure and energy-efficient living space. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Ganiard School Middle Fancher School D+ MI #371/1,397 Nat'l #12,529/41,679 High Mt Pleasant Senior High School D MI #154/713 Nat'l #5,677/17,239

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 — Union

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

Census & demographics

• County: Isabella County · 75,111 people
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 12% of renters

---

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

Property features AI

Exterior

• Utilities: Public waterShared septic system
• Home design: Single-family residenceResidential property type
• Construction: Built on pillar/post/pier foundation
• Exterior features: Aluminum sidingShed on propertyLot dimensions approximately 180.8 x 76.5Zoned 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

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.