100 Arlo St Plan · Boyne City, MI 49712

$159,995

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 758 Days on market

Good condition

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this brand new home located in Boyne City s newest community! It includes an open floor plan with a fantastic kitchen and with a large island. It is a full drywall home and has three bedrooms and two bathrooms. It includes all appliances, including washer and dryer, and central air.

Key facts

• <open floor plan>
• <brand new home>
• <central air>

Tags

• <BRAND NEW HOME>
• <OPEN FLOOR PLAN>
• <LARGE ISLAND>
• <FULL DRYWALL HOME>
• <INCLUDES ALL APPLIANCES>
• <CENTRAL AIR>

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#93 in MI, #2,175 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Boyne City Public Schools (town): math 39% / reading 54% proficiency, ranked #128 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 113 units permitted in Charlevoix County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Charlevoix County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 758 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,795 (12.0% below list)

Questions for the listing agent

1. It's been on market 758 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.2

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-14,955
• Equity at exit: $23,856

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,172
• Equity at exit: $13,833

Cash invested: $44,799 (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 49712

• Active inventory: 32
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $172

Break-even live

Break-even rent $1,400

Max offer price $159,995

Occupancy floor 84%

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: $39,999
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Fox Run St Boyne City, MI	3.0	2.0	1296	$1,599	$1.23	43d	1	0.07mi
431 Boyne Ave Unit A Boyne City, MI	2.0	1.0	850	$1,800	$2.12	43d	1	0.71mi

Listing history 16 events

1. 2026-06-18
   days on market $159,995 Active 758 DOM
2. 2026-06-17
   days on market $159,995 Active 757 DOM
3. 2026-06-16
   days on market $159,995 Active 756 DOM
4. 2026-06-15
   days on market $159,995 Active 755 DOM
5. 2026-06-13
   days on market $159,995 Active 753 DOM
6. 2026-06-12
   days on market $159,995 Active 752 DOM
7. 2026-06-09
   days on market $159,995 Active 749 DOM
8. 2026-06-08
   days on market $159,995 Active 748 DOM
9. 2026-06-07
   days on market $159,995 Active 747 DOM
10. 2026-06-07
    days on market $159,995 Active 746 DOM
11. 2026-06-04
    days on market $159,995 Active 743 DOM
12. 2026-06-02
    days on market $159,995 Active 742 DOM
13. 2026-06-01
    days on market $159,995 Active 741 DOM
14. 2026-05-31
    days on market $159,995 Active 740 DOM
15. 2026-05-31
    days on market $159,995 Active 739 DOM
16. 2024-05-21
    listed $159,995 Active 293-char remark

    Show marketing remark (293 chars)

    Check out this brand new home located in Boyne City s newest community! It includes an open floor plan with a fantastic kitchen and with a large island. It is a full drywall home and has three bedrooms and two bathrooms. It includes all appliances, including washer and dryer, and central air.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,406
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,654
• Taxable loss: −$515
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,186/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 · 8 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It has a modern kitchen and bathrooms, and a well-maintained exterior. The home is ready for a fresh coat of paint and some landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Upgrading the flooring in the living areas — Replacing carpet with hardwood or tile can increase the home's value and appeal to a wider range of buyers/tenants.
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can make the home more appealing to potential buyers/tenants.
• Both Upgrading the bathrooms with modern fixtures — Updating the bathrooms with modern fixtures can enhance the home's value and appeal to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading the flooring in the living areas — Replacing carpet with hardwood or tile can increase the home's value and appeal to a wider range of buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can make the home more appealing to potential buyers/tenants. ↑
• Both Upgrading the bathrooms with modern fixtures — Updating the bathrooms with modern fixtures can enhance the home's value and appeal to potential buyers/tenants. ↑

ⓘ 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: Boyne City Public Schools
• NCES district ID: 2606500
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $50,238
• Composite: 39.85/100
• National rank: #3869
• State rank: #128 of 540 in MI

Livability — Boyne City

• Score: 79/100
• State rank: #93
• US rank: #2175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boyne City, MI
• City population: 8,177
• Population (ZIP): 8,177

Population outlook (Charlevoix County) Hauer SSP2

• Today (2025): 26,625 people
• By 2030: 26,629 · +0.0%
• By 2040: 26,037 · -2.2%
• By 2050: 24,648 · -7.4%
• By 2075: 21,275 · -20.1%
• By 2100: 16,263 · -38.9%

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: Romanian 8% Iranian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Charlevoix

• 2024 margin: R (+16.9) · D 40.8% · R 57.7% · Other 1.6%
• 2008→2024 swing: -13.5pp toward R · 2008: -3.4pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+17.1 2016: R+24.3 2012: R+14.7 2008: R+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.32%
• Current HPI: 281.0628
• 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

1 event — show timeline

• 2024-05-21 Listed $159,995 Zillow