2989 N Vandecar Rd · Beal City, MI 48858

$65,000

4 bd · 1.0 ba · 2,012 sqft · SingleFamily public records · 19 Days on market

Built 1900 1.00 ac lot

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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
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home with great potential, situated on a desirable 1-acre corner lot in a peaceful country setting. The main level features a large kitchen, comfortable living room, inviting gathering room, primary bedroom, and a full bath - offering convenient main floor living. Upstairs, you'll find three additional bedrooms and a second full bath, providing plenty of space for family or guests. Located within the Beal City School District, this property is a fantastic opportunity to create your dream home with room to grow.

Key facts

• 1 acre corner lot
• Large kitchen
• Full bath

Tags

• 1 ACRE CORNER LOT
• LARGE KITCHEN
• COMFORTABLE LIVING ROOM
• INVITING GATHERING ROOM
• PRIMARY BEDROOM
• FULL BATH

Property features AI

Exterior

• Utilities: Private well water; Septic sewer system; LP/Propane gas fuel; Forced air heating
• Home design: Residential 2-story home; Built in 1900; Below-grade finished area: none
• Construction: Vinyl siding exterior; Michigan basement foundation; Year built: 1900
• Exterior features: Vinyl siding; Corner lot; Cleared lot; Gravel road access

Interior

• Kitchen: Kitchen on main level (14 x 15)
• Bedrooms: One main-level bedroom (13 x 16); Three upper-level bedrooms (12 x 14; 13 wide; 9 x 18)
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; LP/Propane gas fuel
• Interior features: Basement present (Michigan basement); Corner lot and cleared site
• Laundry & utility: Main-level laundry room (6 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#461 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D+, employment D+.
• Beal City Public Schools (rural): math 40% / reading 50% proficiency, ranked #138 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.9%/yr); 249 active listings in the ZIP; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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.
6. 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.
7. 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: 2.30% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.19%
• DSCR: 2.88
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 3.10×
• Total profit: $38,210
• Equity at exit: $9,692

10-year hold

• IRR: 53.2%
• Equity multiple: 7.71×
• Total profit: $122,068
• Equity at exit: $5,620

Cash invested: $18,200 (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 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 249
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $640

Break-even live

Break-even rent $686

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   status $65,000 Pending 19 DOM
2. 2026-06-09
   days on market $65,000 Active 19 DOM
3. 2026-06-08
   days on market $65,000 Active 18 DOM
4. 2026-06-07
   days on market $65,000 Active 17 DOM
5. 2026-06-03
   days on market $65,000 Active 13 DOM
6. 2026-06-02
   days on market $65,000 Active 12 DOM
7. 2026-06-01
   days on market $65,000 Active 11 DOM
8. 2026-05-31
   days on market $65,000 Active 10 DOM
9. 2026-05-30
   days on market $65,000 Active 9 DOM
10. 2026-05-20
    listed $65,000 Active 525-char remark

    Show marketing remark (525 chars)

    Spacious home with great potential, situated on a desirable 1-acre corner lot in a peaceful country setting. The main level features a large kitchen, comfortable living room, inviting gathering room, primary bedroom, and a full bath - offering convenient main floor living. Upstairs, you'll find three additional bedrooms and a second full bath, providing plenty of space for family or guests. Located within the Beal City School District, this property is a fantastic opportunity to create your dream home with room to grow.

11. 2026-05-20
    listed $65,000 Active

    Show marketing remark (525 chars)

    Spacious home with great potential, situated on a desirable 1-acre corner lot in a peaceful country setting. The main level features a large kitchen, comfortable living room, inviting gathering room, primary bedroom, and a full bath - offering convenient main floor living. Upstairs, you'll find three additional bedrooms and a second full bath, providing plenty of space for family or guests. Located within the Beal City School District, this property is a fantastic opportunity to create your dream home with room to grow.

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $17,956
• − Mortgage interest: −$3,641
• − Property taxes: −$2,091
• − Insurance: −$325
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$1,891
• Taxable income: $7,135
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $5,966/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: Beal City Public Schools
• NCES district ID: 2604290
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $54,247
• Composite: 39.01/100
• National rank: #4068
• State rank: #138 of 540 in MI

Livability — Beal City

• Score: 65/100
• State rank: #461
• US rank: #12984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beal City, MI
• County: Isabella County · 42,226 people
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2381.0

Population outlook (Isabella County) Hauer SSP2

• Today (2025): 75,111 people
• By 2030: 77,600 · +3.3%
• By 2040: 79,890 · +6.4%
• By 2050: 81,568 · +8.6%
• By 2075: 86,602 · +15.3%
• By 2100: 92,201 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 6% Hispanic / Latino 5% Native American 4% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 0%

Political lean MEDSL · Isabella

• 2024 margin: Lean R (+7.5) · D 45.5% · R 53.0% · Other 1.6%
• 2008→2024 swing: -26.7pp toward R · 2008: 19.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+2.5 2016: R+3.7 2012: D+9.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.75%
• Current HPI: 206.1153
• Rent YoY: ▲ 16.89%
• Metro: Mount Pleasant, MI
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $65,000 MiRealSource-MiMLS
• 2026-05-20 Listed $65,000 REALCOMP

Property tax history

+7.4%/yr

Latest (2023): $2,091 · +9.8% YoY. Source: county tax records.