7127 Wever Rd · Custer, MI 49410

$125,000

3 bd · 2.0 ba · 848 sqft · Manufactured public records · 22 Days on market

Built 2005 0.34 ac lot $3/mo HOA

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom, 2-bath ranch home located in Branch Township with deeded access to Long Lake. Enjoy lake access for boating, fishing, and recreation while benefiting from low annual association dues of just $30 per year. The home features natural gas service, helping keep utility costs affordable, and a new roof installed in Fall 2025 for added peace of mind. Currently operating as a rental property with long-term tenants in place for several years, this property offers excellent potential as an investment opportunity, year-round residence, or vacation getaway. Conveniently located near outdoor recreation while providing comfortable living in a peaceful setting. * interior photos are from a previous listing.

Key facts

• New roof installed
• Natural gas service
• 0.34 acre lot

Tags

• DEEDED ACCESS TO LONG LAKE
• LAKE ACCESS FOR BOATING
• LAKE ACCESS FOR FISHING
• NEW ROOF INSTALLED
• NATURAL GAS SERVICE
• LOW ANNUAL ASSOCIATION DUES

Property features AI

Finance

• HOA & community: Neighborhood association with a beach area; Annual association fee of $30

Exterior

• Utilities: Electricity available; Natural gas connected; Well water source
• Home design: Ranch-style home; One-story design; Built in 2005
• Construction: Vinyl siding; Composition roof; Built in 2005
• Exterior features: Wooded lot; Shed(s) on the property; Paved road access; Located on Long Lake; Well water

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Screens on windows; Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $-25 ($-296/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (14.7% below list).
• Recommended offer: $107k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#537 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, crime F.
• Mason County Central Schools (rural): math 24% / reading 39% proficiency, ranked #345 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 177 units permitted in Mason County in 2024 (97 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.6% local appreciation)).
• Mason County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y 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 $42k; list at $125k implies a 201% gain — meaningful room to come down on a strong offer.

Recommended offer $106,608 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.31×
• Total profit: $11,004
• Equity at exit: $53,543

10-year hold

• IRR: 8.8%
• Equity multiple: 2.27×
• Total profit: $44,576
• Equity at exit: $80,503

Cash invested: $35,000 (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 49410

• Home prices YoY: 1.5%
• Active inventory: 28
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$3
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-25

Break-even live

Break-even rent $1,097

Max offer price $121,434

Occupancy floor 97%

Sensitivity live

Price	-10% $62	-5% $19	+0% $-25	+5% $-68	+10% $-111
Rent	-10% $-109	-5% $-67	+0% $-25	+5% $17	+10% $60
Rate	-1.0pp $38	-0.5pp $7	base $-25	+0.5pp $-57	+1.0pp $-90

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 22 DOM
2. 2026-06-21
   days on market $125,000 Active 21 DOM
3. 2026-06-18
   days on market $125,000 Active 19 DOM
4. 2026-06-17
   days on market $125,000 Active 18 DOM
5. 2026-06-16
   days on market $125,000 Active 17 DOM
6. 2026-06-15
   days on market $125,000 Active 16 DOM
7. 2026-06-13
   days on market $125,000 Active 14 DOM
8. 2026-06-12
   days on market $125,000 Active 13 DOM
9. 2026-06-09
   days on market $125,000 Active 10 DOM
10. 2026-06-08
    days on market $125,000 Active 9 DOM
11. 2026-06-07
    days on market $125,000 Active 8 DOM
12. 2026-06-07
    days on market $125,000 Active 7 DOM
13. 2026-06-04
    days on market $125,000 Active 4 DOM
14. 2026-06-02
    days on market $125,000 Active 3 DOM
15. 2026-06-01
    days on market $125,000 Active 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $125,000 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 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: $12,793
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − HOA: −$36
• − Depreciation: −$3,636
• Taxable loss: −$2,428
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $287/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: Mason County Central Schools
• NCES district ID: 2623130
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $43,834
• Composite: 26.8/100
• National rank: #7120
• State rank: #345 of 540 in MI

Livability — Custer

• Score: 62/100
• State rank: #537
• US rank: #16464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,709

Population outlook (Mason County) Hauer SSP2

• Today (2025): 28,828 people
• By 2030: 28,407 · -1.5%
• By 2040: 27,183 · -5.7%
• By 2050: 26,171 · -9.2%
• By 2075: 24,057 · -16.5%
• By 2100: 20,240 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Iranian 8% Lithuanian 6%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mason

• 2024 margin: Strong R (+21.4) · D 38.6% · R 60.0% · Other 1.4%
• 2008→2024 swing: -25.8pp toward R · 2008: 4.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+19.7 2016: R+22.0 2012: R+5.0 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 177.5895
• 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

+1711.6% since first listed

25 events — show timeline

• 2026-05-30 Listed $125,000 REALCOMP
• 2026-05-30 Listed $125,000 MiRealSource-MiMLS
• 2026-05-30 Listed $125,000 SW Michigan MLS
• 2016-08-10 Listing Removed — SW Michigan MLS
• 2016-08-10 Listing Removed — REALCOMP
• 2015-09-03 Listed $52,900 SW Michigan MLS
• 2015-04-16 Listed $52,900 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-08-12 Sold (Public Records) $41,500 Public Records
• 2014-07-07 Listing Removed — SW Michigan MLS
• 2014-07-07 Listing Removed — REALCOMP
• 2013-04-24 Listed $48,900 SW Michigan MLS
• 2013-04-24 Listed $48,900 REALCOMP
• 2010-05-21 Sold (MLS) $41,000 REALCOMP
• 2010-05-21 Sold (MLS) $41,000 SW Michigan MLS
• 2010-01-07 Listed $49,900 REALCOMP
• 2010-01-07 Listed $49,900 SW Michigan MLS
• 2010-01-07 Sold (MLS) $24,745 REALCOMP
• 2010-01-07 Sold (MLS) $24,745 SW Michigan MLS
• 2009-07-24 Listed $38,500 REALCOMP
• 2009-07-24 Listed $38,500 SW Michigan MLS
• 2008-04-05 Listing Removed — REALCOMP
• 2007-09-05 Listed $86,000 REALCOMP
• 2007-09-05 Listed $86,000 SW Michigan MLS
• 2005-05-13 Sold (Public Records) $6,900 Public Records