11460 5 Mile Rd · Hinton, MI 49336

$119,900

3 bd · 1.0 ba · 972 sqft · SingleFamily · 38 Days on market

Built 1800 0.34 ac lot $123/sqft · 57% below area

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11460 Five Mile Road in Morley, Michigan. This home has a lot of potential, sitting on over a . 30 acres with three bedrooms and one bath. Recent updates include a newer roof, furnace, well and water heater. All the essentials are there to start the process of rehabbing and making this your future home or investment property. Call today for your private showing. Buyer/ buyers agent to verify all information.

Key facts

• Newer furnace
• Newer roof
• Newer well

Tags

• NEWER ROOF
• NEWER FURNACE
• NEWER WELL
• NEWER WATER HEATER
• OVER .30 ACRES

Property features AI

Exterior

• Utilities: Cable available; Well water; Electric water heater
• Home design: Ranch-style single-family home; Single-story (ranch)
• Construction: Built in 1800; Shingle siding; Composition roof; Approximately 972 sq. ft. living area
• Exterior features: Lot of about 0.34 acres; Cable connected; Well water; Electric water heater

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% 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.
• Lakeview Community Schools (Montcalm) (rural): math 28% / reading 44% proficiency, ranked #281 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeview Elementary School (math 54% / reading 64%, grade B-, #200 of 1,397 statewide, top 16%, 326 students, 70% FRL); Lakeview Middle School (math 24% / reading 39%, grade F, #323 of 493 statewide, top 66%, 338 students, 66% FRL); Lakeview High School (math 27% / reading 47%, grade F, #334 of 713 statewide, top 51%, 366 students, 53% FRL) — zoned schools average 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $277,642
• List price: $119,900
• Delta: -56.81%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,415
• Equity at exit: $17,877

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $34,612
• Equity at exit: $10,367

Cash invested: $33,572 (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 49336

• Home prices YoY: -11.7%
• Active inventory: 26
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $374

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $457	-5% $415	+0% $374	+5% $333	+10% $291
Rent	-10% $254	-5% $314	+0% $374	+5% $434	+10% $494
Rate	-1.0pp $434	-0.5pp $405	base $374	+0.5pp $343	+1.0pp $311

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $119,900 Active 38 DOM
2. 2026-06-18
   days on market $119,900 Active 35 DOM
3. 2026-06-17
   days on market $119,900 Active 34 DOM
4. 2026-06-16
   days on market $119,900 Active 33 DOM
5. 2026-06-15
   days on market $119,900 Active 32 DOM
6. 2026-06-14
   days on market $119,900 Active 30 DOM
7. 2026-06-10
   days on market $119,900 Active 27 DOM
8. 2026-06-09
   days on market $119,900 Active 26 DOM
9. 2026-06-08
   days on market $119,900 Active 25 DOM
10. 2026-06-07
    days on market $119,900 Active 24 DOM
11. 2026-06-05
    days on market $119,900 Active 21 DOM
12. 2026-06-03
    days on market $119,900 Active 20 DOM
13. 2026-06-03
    days on market $119,900 Active 19 DOM
14. 2026-06-01
    days on market $119,900 Active 18 DOM
15. 2026-05-31
    days on market $119,900 Active 17 DOM
16. 2026-05-14
    listed $119,900 Active 422-char remark

    Show marketing remark (422 chars)

    Welcome to 11460 Five Mile Road in Morley, Michigan. This home has a lot of potential, sitting on over a . 30 acres with three bedrooms and one bath. Recent updates include a newer roof, furnace, well and water heater. All the essentials are there to start the process of rehabbing and making this your future home or investment property. Call today for your private showing. Buyer/ buyers agent to verify all information.

17. 2026-05-14
    listed $119,900 Active 422-char remark

    Show marketing remark (422 chars)

    Welcome to 11460 Five Mile Road in Morley, Michigan. This home has a lot of potential, sitting on over a . 30 acres with three bedrooms and one bath. Recent updates include a newer roof, furnace, well and water heater. All the essentials are there to start the process of rehabbing and making this your future home or investment property. Call today for your private showing. Buyer/ buyers agent to verify all information.

18. 2026-05-14
    listed $119,900 Active

    Show marketing remark (422 chars)

    Welcome to 11460 Five Mile Road in Morley, Michigan. This home has a lot of potential, sitting on over a . 30 acres with three bedrooms and one bath. Recent updates include a newer roof, furnace, well and water heater. All the essentials are there to start the process of rehabbing and making this your future home or investment property. Call today for your private showing. Buyer/ buyers agent to verify all information.

19. 2023-01-23
    soldstatus $75,000 Sold
20. 2023-01-23
    soldstatus $75,000 Sold
21. 2022-09-27
    status Pending
22. 2022-09-27
    status Pending
23. 2022-09-27
    historical
24. 2021-09-22
    price $79,900
25. 2021-09-22
    price $79,900
26. 2021-07-23
    listed $84,900 Active
27. 2021-07-23
    listed $84,900 Active
28. 2021-07-23
    listed $79,900

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,268
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,488
• Taxable income: $2,743
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $3,830/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: Lakeview Community Schools (Montcalm)
• NCES district ID: 2620910
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $40,513
• Composite: 30.21/100
• National rank: #6303
• State rank: #281 of 540 in MI

Livability — Hinton

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

Census & demographics

• Population (ZIP): 4,727

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Black 2% Two or more races 2% Native American 1%
• Common ancestry: Iranian 8% Lithuanian 6% Romanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 80% English-only · German/W. Germanic 18% Spanish 2%

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: ▼ -29.70%
• Current HPI: 225.2541
• 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

+41.2% since first listed

13 events — show timeline

• 2026-05-14 Listed $119,900 SW Michigan MLS
• 2026-05-14 Listed $119,900 REALCOMP
• 2026-05-14 Listed $119,900 MiRealSource-MiMLS
• 2023-01-23 Sold (MLS) $75,000 SW Michigan MLS
• 2023-01-23 Sold (MLS) $75,000 REALCOMP
• 2022-09-27 Pending — REALCOMP
• 2022-09-27 Pending — SW Michigan MLS
• 2022-09-27 Listing Removed — MiRealSource-MiMLS
• 2021-09-22 Price Changed $79,900 REALCOMP
• 2021-09-22 Price Changed $79,900 SW Michigan MLS
• 2021-07-23 Listed $79,900 MiRealSource-MiMLS
• 2021-07-23 Listed $84,900 SW Michigan MLS
• 2021-07-23 Listed $84,900 REALCOMP