4779 3rd St · Barryton, MI 49305

$109,900

2 bd · 1.0 ba · 1,184 sqft · Manufactured public records · 8 Days on market

Built 1944 0.29 ac lot Est $139k · 21% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Barryton! This diamond in the rough sits on six separate lots and offers deeded lake access to beautiful Tubbs Lake and the Martiny Chain of Lakes. Just a short walk to the water, this property could make the perfect up north retreat, weekend getaway, or fixer-upper project. The home features a newer steel roof and tons of potential for someone ready to bring their vision and TLC. Whether you're looking for a peaceful escape, investment opportunity, or a place to create lasting lake memories, this property is full of possibilities. Bring your ideas and make it your own!

Key facts

• Newer steel roof
• Six separate lots
• Deeded lake access

Tags

• DEEDED LAKE ACCESS
• SIX SEPARATE LOTS
• NEWER STEEL ROOF

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water
• Home design: Ranch-style single family residence; Residential property; Built in 1944
• Construction: Vinyl siding; Metal roof
• Exterior features: Channel waterfront; 0.82-acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: One full bathroom (primary bathroom)
• Heating & cooling: Space heater (heating present)
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $38 ($459/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (8.1% below list).
• Recommended offer: $101k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.0% in Barryton — 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 57/100 on livability (#640 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Chippewa Hills School District (rural): math 24% / reading 42% proficiency, ranked #324 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 23y 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 $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,979 (8.1% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $138,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5180 Birch Island Dr	0.67mi	2/1.0	1,130 (-5%)	1mo	$59,900	$53	60
16545 Pine Point Dr	0.67mi	2/2.0	1,200 (+1%)	20mo	$140,000	$117	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-15,358
• Equity at exit: $16,386

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-10,175
• Equity at exit: $9,502

Cash invested: $30,772 (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 49305

• Home prices YoY: -26.3%
• Active inventory: 33
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $38

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 91%

Sensitivity live

Price	-10% $114	-5% $76	+0% $38	+5% $0	+10% $-38
Rent	-10% $-42	-5% $-2	+0% $38	+5% $78	+10% $118
Rate	-1.0pp $94	-0.5pp $66	base $38	+0.5pp $10	+1.0pp $-19

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $109,900 Active 8 DOM
2. 2026-06-18
   days on market $109,900 Active 7 DOM
3. 2026-06-17
   days on market $109,900 Active 6 DOM
4. 2026-06-16
   days on market $109,900 Active 5 DOM
5. 2026-06-15
   days on market $109,900 Active 4 DOM
6. 2026-06-14
   days on market $109,900 Active 2 DOM
7. 2026-06-12
   remarks 598-char remark
8. 2026-06-12
   listed $109,900 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,117
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$3,197
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $788/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: Chippewa Hills School District
• NCES district ID: 2609560
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $43,598
• Composite: 28.01/100
• National rank: #6849
• State rank: #324 of 540 in MI

Livability — Barryton

• Score: 57/100
• State rank: #640
• US rank: #21642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,487
• Population (ZIP): 2,487

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 3%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.51%
• Current HPI: 183.426
• 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

+113.6% since first listed

40 events — show timeline

• 2026-06-05 Listed $109,900 SW Michigan MLS
• 2026-06-05 Listed $109,900 REALCOMP
• 2026-06-05 Listed $109,900 MiRealSource-MiMLS
• 2024-06-03 Listing Removed — MiRealSource-MiMLS
• 2024-06-03 Listing Removed — REALCOMP
• 2024-05-22 Price Changed $88,000 MiRealSource-MiMLS
• 2024-05-21 Price Changed $88,000 REALCOMP
• 2024-05-21 Price Changed $88,000 SW Michigan MLS
• 2023-10-05 Listed $98,000 MiRealSource-MiMLS
• 2023-10-05 Listed $98,000 REALCOMP
• 2022-05-01 Listing Removed — REALCOMP
• 2022-05-01 Listing Removed — SW Michigan MLS
• 2022-04-30 Listing Removed — MiRealSource-MiMLS
• 2021-10-05 Relisted — REALCOMP
• 2021-10-05 Relisted — SW Michigan MLS
• 2021-10-01 Listing Removed — SW Michigan MLS
• 2021-10-01 Listing Removed — REALCOMP
• 2021-03-29 Relisted — REALCOMP
• 2021-03-29 Relisted — SW Michigan MLS
• 2021-03-19 Listing Removed — SW Michigan MLS
• 2021-03-19 Listing Removed — REALCOMP
• 2020-10-23 Relisted — SW Michigan MLS
• 2020-10-15 Pending — SW Michigan MLS
• 2020-09-25 Listed $82,400 MiRealSource-MiMLS
• 2020-09-25 Listed $82,400 SW Michigan MLS
• 2020-09-25 Listed $82,400 REALCOMP
• 2018-10-13 Listing Removed — SW Michigan MLS
• 2018-10-12 Listing Removed — MiRealSource-MiMLS
• 2018-10-12 Listing Removed — REALCOMP
• 2018-04-13 Listed $75,000 MiRealSource-MiMLS
• 2018-04-13 Listed $75,000 SW Michigan MLS
• 2018-04-13 Listed $75,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2009-12-28 Listing Removed — REALCOMP
• 2009-03-28 Listed $89,900 REALCOMP
• 2009-03-28 Listed $89,900 SW Michigan MLS
• 2003-01-22 Sold (MLS) $39,900 REALCOMP
• 2003-01-22 Sold (MLS) $39,900 SW Michigan MLS
• 2003-01-02 Listed $51,450 REALCOMP
• 2003-01-02 Listed $51,450 SW Michigan MLS