714 Golfview Cir · Elk Rapids, MI 49629

$169,900

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 4 Days on market

Built 2008 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A spacious double wide home in Elk Rapids Vacation Village a 55 and over community has become available! Located in a quiet and well-maintained environment that has direct access to Bass Lake where you can have a fishing boat, kayak or just relax by the water to enjoy the beautiful sunsets. This home is walking distance to the beaches of Lake Michigan and Elk Lake and only a mile from charming downtown Elk Rapids. This beautiful home has many updates including roof, gutters, landscaping, windows, carpeting, washer, dryer, refrigerator and ceiling fans in all living areas. It is equipped with both heating and air conditioning. It is handicap accessible throughout the house including a wheelc

Key facts

• Two driveways
• Handicap accessible
• Built 2008

Tags

• DIRECT ACCESS TO BASS LAKE
• WALKING DISTANCE TO BEACHES
• HANDICAP ACCESSIBLE
• TWO DRIVEWAYS

Property features AI

Finance

• Other: Property situated in Vacation Village subdivision, Elk Rapids Township; Frontage measurement listed (300)
• HOA & community: Association allows pets; Association covers snow removal and trash removal

Exterior

• Parking: Driveway parking (details not provided)
• Security: No specific security features listed
• Utilities: Public water; Community sewer; Electric and natural gas heating fuel; Electric water heater; Cable available
• Home design: Single-story manufactured residential home (built 2008); Accessible entrance; Facing water frontage
• Construction: Vinyl siding; Piers foundation; Built in 2008
• Exterior features: Deck; Porch; Shed (outbuilding); Corner lot; Waterfront on Bass Lake (shared interior lake frontage)

Interior

• Kitchen: Dishwasher; Disposal; Range/oven; Refrigerator
• Bedrooms: First-floor bedroom (main level); Bedrooms finished with carpet
• Flooring: Carpet in living, family and bedrooms; Vinyl in kitchen, dining and laundry
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans; Exhaust fan
• Interior features: Walk-in closet; Window treatments
• Laundry & utility: Washer; Dryer; Main-level laundry room with vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 13.0% vs local median 0.9% in Elk Rapids — 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 77/100 on livability (#132 in MI, #3,250 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Elk Rapids Schools (rural): math 47% / reading 65% proficiency, ranked #62 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 30 active listings in the ZIP; 101 units permitted in Antrim 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.
• Antrim County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $169,900

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. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.81%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $419,375
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Center St	0.39mi	3/3.0	1,540 (+1%)	6mo	$280,000	$182	71
708 Golf View Cir	0.05mi	3/2.0	1,344 (-12%)	19mo	$135,000	$100	62
132 Ames St Lot : 35&36	0.47mi	3/2.0	1,344 (-12%)	5mo	$370,000	$275	54
132 Ames St	0.47mi	3/2.0	1,344 (-12%)	5mo	$370,000	$275	54
304 E Second St Lot : 8	0.46mi	3/2.0	1,400 (-8%)	14mo	$310,545	$222	54
304 E Second St	0.46mi	3/2.0	1,400 (-8%)	14mo	$310,545	$222	54
237 Rivershore Dr	0.63mi	3/3.0	1,623 (+6%)	11mo	$625,000	$385	46
405 Lake St	0.22mi	2/1.0 (-1)	1,296 (-15%)	23mo	$425,000	$328	37

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: 17.0%
• Equity multiple: 1.69×
• Total profit: $32,631
• Equity at exit: $25,333

10-year hold

• IRR: 25.5%
• Equity multiple: 3.23×
• Total profit: $105,994
• Equity at exit: $14,690

Cash invested: $47,572 (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 49629

• Active inventory: 30
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,681 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $944

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 60%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $169,900 Active 4 DOM
2. 2026-06-17
   days on market $169,900 Active 3 DOM
3. 2026-06-16
   days on market $169,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   days on marketlisting id $169,900 Active 1 DOM
6. 2026-06-15
   days on market $169,900 Active 2 DOM
7. 2026-06-14
   remarks 682-char remark
8. 2026-06-14
   listed $169,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $32,174
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − Depreciation: −$4,943
• Taxable income: $9,168
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $9,127/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated double-wide home in Elk Rapids Vacation Village is ready for a new owner. It features a good condition roof, exterior, and interior, with minor updates needed for curb appeal and resale value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update flooring — carpet can be replaced with hardwood or tile for a modern look
• Both update kitchen cabinets — new cabinets can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update flooring — carpet can be replaced with hardwood or tile for a modern look ↑
• Both update kitchen cabinets — new cabinets can increase both resale and rental value ↑

ⓘ 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: Elk Rapids Schools
• NCES district ID: 2613050
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $60,185
• Composite: 48.67/100
• National rank: #2104
• State rank: #62 of 540 in MI

Livability — Elk Rapids

• Score: 77/100
• State rank: #132
• US rank: #3250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Rapids, MI
• Population (ZIP): 2,037

Population outlook (Antrim County) Hauer SSP2

• Today (2025): 21,804 people
• By 2030: 20,814 · -4.5%
• By 2040: 18,394 · -15.6%
• By 2050: 15,981 · -26.7%
• By 2075: 11,712 · -46.3%
• By 2100: 7,651 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Antrim

• 2024 margin: Strong R (+23.8) · D 37.5% · R 61.2% · Other 1.2%
• 2008→2024 swing: -13.4pp toward R · 2008: -10.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+23.8 2016: R+29.6 2012: R+21.3 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -344.96%
• Current HPI: 313.4269
• 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

• 2026-06-13 Listed $169,900 MiRealSource-MiMLS