19789 30th Ave · Barryton, MI 49305

$99,000

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 72 Days on market

Built 1960 0.55 ac lot $127/sqft · 12% below area Est $112k · 12% under ↓ 14% since listing

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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 +17.4/30.0
• ARV discount +12.7/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath ranch located in the heart of the Village of Barryton! With 780 square feet of living space, this home offers a great opportunity for first-time buyers, investors, or anyone looking for a fixer-upper with plenty of potential. Situated on a large lot directly across from the elementary school and park, the location is perfect for convenience and community living. The home features a durable metal roof and a spacious two-stall garage, providing plenty of room for vehicles, storage, or a workshop. Whether you're looking for a starter home to make your own or a project with great upside, this property is full of possibilities. Don't miss the chance to bring your vision to life in this great location!

Key facts

• Metal roof
• Large lot
• Across from park

Tags

• LARGE LOT
• METAL ROOF
• ACROSS FROM ELEMENTARY SCHOOL
• ACROSS FROM PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $75 ($894/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (3.0% below list).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.0% in Barryton — 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 57/100 on livability (#640 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Chippewa Hills School District (rural): math 24% / reading 42% proficiency, ranked #324 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 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 $684 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $111,892
• List price: $99,000
• Delta: -11.52%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-11,282
• Equity at exit: $14,761

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-3,654
• Equity at exit: $8,560

Cash invested: $27,720 (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 49305

• Home prices YoY: -26.3%
• Active inventory: 33
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $75

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $143	-5% $109	+0% $75	+5% $40	+10% $6
Rent	-10% $-1	-5% $37	+0% $75	+5% $112	+10% $150
Rate	-1.0pp $124	-0.5pp $100	base $75	+0.5pp $49	+1.0pp $23

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   price $99,000 748-char remark

   Show marketing remark (748 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch located in the heart of the Village of Barryton! With 780 square feet of living space, this home offers a great opportunity for first-time buyers, investors, or anyone looking for a fixer-upper with plenty of potential. Situated on a large lot directly across from the elementary school and park, the location is perfect for convenience and community living. The home features a durable metal roof and a spacious two-stall garage, providing plenty of room for vehicles, storage, or a workshop. Whether you're looking for a starter home to make your own or a project with great upside, this property is full of possibilities. Don't miss the chance to bring your vision to life in this great location!

2. 2026-04-29
   price $99,000 748-char remark

   Show marketing remark (748 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch located in the heart of the Village of Barryton! With 780 square feet of living space, this home offers a great opportunity for first-time buyers, investors, or anyone looking for a fixer-upper with plenty of potential. Situated on a large lot directly across from the elementary school and park, the location is perfect for convenience and community living. The home features a durable metal roof and a spacious two-stall garage, providing plenty of room for vehicles, storage, or a workshop. Whether you're looking for a starter home to make your own or a project with great upside, this property is full of possibilities. Don't miss the chance to bring your vision to life in this great location!

3. 2026-04-29
   price $99,000

   Show marketing remark (748 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch located in the heart of the Village of Barryton! With 780 square feet of living space, this home offers a great opportunity for first-time buyers, investors, or anyone looking for a fixer-upper with plenty of potential. Situated on a large lot directly across from the elementary school and park, the location is perfect for convenience and community living. The home features a durable metal roof and a spacious two-stall garage, providing plenty of room for vehicles, storage, or a workshop. Whether you're looking for a starter home to make your own or a project with great upside, this property is full of possibilities. Don't miss the chance to bring your vision to life in this great location!

4. 2026-03-16
   listed $115,000 Active 748-char remark

   Show marketing remark (748 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch located in the heart of the Village of Barryton! With 780 square feet of living space, this home offers a great opportunity for first-time buyers, investors, or anyone looking for a fixer-upper with plenty of potential. Situated on a large lot directly across from the elementary school and park, the location is perfect for convenience and community living. The home features a durable metal roof and a spacious two-stall garage, providing plenty of room for vehicles, storage, or a workshop. Whether you're looking for a starter home to make your own or a project with great upside, this property is full of possibilities. Don't miss the chance to bring your vision to life in this great location!

5. 2026-03-16
   listed $115,000 Active 748-char remark

   Show marketing remark (748 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch located in the heart of the Village of Barryton! With 780 square feet of living space, this home offers a great opportunity for first-time buyers, investors, or anyone looking for a fixer-upper with plenty of potential. Situated on a large lot directly across from the elementary school and park, the location is perfect for convenience and community living. The home features a durable metal roof and a spacious two-stall garage, providing plenty of room for vehicles, storage, or a workshop. Whether you're looking for a starter home to make your own or a project with great upside, this property is full of possibilities. Don't miss the chance to bring your vision to life in this great location!

6. 2026-03-16
   listed $115,000 Active

   Show marketing remark (748 chars)

   Welcome to this charming 3-bedroom, 1-bath ranch located in the heart of the Village of Barryton! With 780 square feet of living space, this home offers a great opportunity for first-time buyers, investors, or anyone looking for a fixer-upper with plenty of potential. Situated on a large lot directly across from the elementary school and park, the location is perfect for convenience and community living. The home features a durable metal roof and a spacious two-stall garage, providing plenty of room for vehicles, storage, or a workshop. Whether you're looking for a starter home to make your own or a project with great upside, this property is full of possibilities. Don't miss the chance to bring your vision to life in this great location!

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,524
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,880
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,068/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: Chippewa Hills School District
• NCES district ID: 2609560
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $43,598
• Composite: 28.01/100
• National rank: #6849
• State rank: #324 of 540 in MI

Livability — Barryton

• Score: 57/100
• State rank: #640
• US rank: #21642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barryton, MI
• City population: 2,487
• Population (ZIP): 2,487

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 (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 3%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

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: ▼ -65.51%
• Current HPI: 183.426
• 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

-13.9% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $99,000 MiRealSource-MiMLS
• 2026-04-29 Price Changed $99,000 REALCOMP
• 2026-04-29 Price Changed $99,000 SW Michigan MLS
• 2026-03-16 Listed $115,000 REALCOMP
• 2026-03-16 Listed $115,000 SW Michigan MLS
• 2026-03-16 Listed $115,000 MiRealSource-MiMLS