1251 E Station Rd · Bushnell, MI 48884

$120,000

3 bd · 2.0 ba · 980 sqft · SingleFamily public records · 29 Days on market

Built 1991 3.34 ac lot

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +6.0/10.0
• 1% rule +5.4/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1251 E Station RD. 3 bedroom, 2 bath detached garage sitting on approximately 3.34 acres. This property you will need to have vision to see what it could be versus what it is at the moment. The home is in need of repair so cash is the only option to purchase it.

Key facts

• 3.34 acre lot
• 2 garage spots
• Built 1991

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity available
• Home design: Residential property; Other architectural style; Built in 1991
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Well water; Unimproved road access; 3.34-acre lot

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Central Montcalm Public Schools (rural): math 21% / reading 38% proficiency, ranked #377 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.9% local appreciation)).
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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 $50k; list at $120k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.52×
• Total profit: $17,622
• Equity at exit: $46,964

10-year hold

• IRR: 12.8%
• Equity multiple: 2.72×
• Total profit: $57,696
• Equity at exit: $67,347

Cash invested: $33,600 (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 48884

• Home prices YoY: 0.7%
• Active inventory: 23
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $153

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $120,000 Active 29 DOM
2. 2026-06-17
   days on market $120,000 Active 28 DOM
3. 2026-06-16
   days on market $120,000 Active 27 DOM
4. 2026-06-15
   days on market $120,000 Active 26 DOM
5. 2026-06-14
   days on market $120,000 Active 24 DOM
6. 2026-06-10
   days on market $120,000 Active 21 DOM
7. 2026-06-09
   days on market $120,000 Active 20 DOM
8. 2026-06-08
   days on market $120,000 Active 19 DOM
9. 2026-06-07
   days on market $120,000 Active 18 DOM
10. 2026-06-03
    days on market $120,000 Active 14 DOM
11. 2026-06-03
    days on market $120,000 Active 13 DOM
12. 2026-06-01
    days on market $120,000 Active 12 DOM
13. 2026-05-31
    days on market $120,000 Active 11 DOM
14. 2026-05-20
    listed $120,000 Active 273-char remark

    Show marketing remark (273 chars)

    Welcome to 1251 E Station RD. 3 bedroom, 2 bath detached garage sitting on approximately 3.34 acres. This property you will need to have vision to see what it could be versus what it is at the moment. The home is in need of repair so cash is the only option to purchase it.

15. 2026-05-20
    listed $120,000 Active 273-char remark

    Show marketing remark (273 chars)

    Welcome to 1251 E Station RD. 3 bedroom, 2 bath detached garage sitting on approximately 3.34 acres. This property you will need to have vision to see what it could be versus what it is at the moment. The home is in need of repair so cash is the only option to purchase it.

16. 2026-05-20
    listed $120,000 Active

    Show marketing remark (273 chars)

    Welcome to 1251 E Station RD. 3 bedroom, 2 bath detached garage sitting on approximately 3.34 acres. This property you will need to have vision to see what it could be versus what it is at the moment. The home is in need of repair so cash is the only option to purchase it.

17. 2021-04-22
    historical
18. 2021-04-22
    historical
19. 2021-04-21
    historical
20. 2021-02-12
    listed $69,900 Active
21. 2021-02-12
    listed $69,900 Active
22. 2021-02-12
    listed $69,900
23. 2017-09-08
    historical
24. 2017-09-01
    price $44,900
25. 2017-08-23
    listed $49,900 Active
26. 2017-08-19
    listed $44,900
27. 2011-02-14
    soldstatus $49,600
28. 2011-02-14
    soldstatus $49,600
29. 2011-02-14
    soldstatus $49,600
30. 2011-01-19
    listed $54,900
31. 2011-01-19
    listed $54,900
32. 2011-01-19
    listed $54,900

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,915
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,491
• Taxable loss: −$84
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,852/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: Central Montcalm Public Schools
• NCES district ID: 2608640
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $41,682
• Composite: 24.93/100
• National rank: #7568
• State rank: #377 of 540 in MI

Livability — Bushnell

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

Census & demographics

• Population (ZIP): 4,777

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 7% Lithuanian 2% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 8% Spanish 2%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 302.6026
• 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

+118.6% since first listed

19 events — show timeline

• 2026-05-20 Listed $120,000 SW Michigan MLS
• 2026-05-20 Listed $120,000 REALCOMP
• 2026-05-20 Listed $120,000 MiRealSource-MiMLS
• 2021-04-22 Listing Removed — SW Michigan MLS
• 2021-04-22 Listing Removed — REALCOMP
• 2021-04-21 Listing Removed — MiRealSource-MiMLS
• 2021-02-12 Listed $69,900 MiRealSource-MiMLS
• 2021-02-12 Listed $69,900 SW Michigan MLS
• 2021-02-12 Listed $69,900 REALCOMP
• 2017-09-08 Listing Removed — SW Michigan MLS
• 2017-09-01 Price Changed $44,900 SW Michigan MLS
• 2017-08-23 Listed $49,900 SW Michigan MLS
• 2017-08-19 Listed $44,900 REALCOMP
• 2011-02-14 Sold (MLS) $49,600 REALCOMP
• 2011-02-14 Sold (MLS) $49,600 MiRealSource-MiMLS
• 2011-02-14 Sold (MLS) $49,600 SW Michigan MLS
• 2011-01-19 Listed $54,900 REALCOMP
• 2011-01-19 Listed $54,900 MiRealSource-MiMLS
• 2011-01-19 Listed $54,900 SW Michigan MLS