1103 N Kinney · Mount Pleasant, MI 48858

$129,900

3 bd · 2.0 ba · 1,362 sqft · SingleFamily · 424 Days on market

Built 1910 9,583 sqft lot Est $166k · 22% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.4% in Mount Pleasant — 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 82/100 on livability (#55 in MI, #1,063 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime C-, employment F.
• Mt. Pleasant City School District (town): math 33% / reading 48% proficiency, ranked #229 of 540 in MI (top 42%) — 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 32% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $130k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 424 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 B-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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $166,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 N Kinney Lot : /8	0.00mi	3/2.0	1,362 (0%)	1mo	$127,000	$93	99
1103 N Kinney	0.00mi	3/2.0	1,362 (0%)	1mo	$127,000	$93	99
907 E Lincoln St	0.51mi	4/2.0 (+1)	1,320 (-3%)	2mo	$162,500	$123	64
310 N Kinney Ave	0.49mi	4/2.0 (+1)	1,461 (+7%)	1mo	$134,000	$92	59
311 E Bennett Ave	0.29mi	4/2.0 (+1)	1,483 (+9%)	10mo	$179,000	$121	58
1010 E Chippewa	0.62mi	3/2.0	1,432 (+5%)	10mo	$138,000	$96	54
201 S Fancher Ave	0.72mi	4/1.0 (+1)	1,353 (-1%)	8mo	$165,000	$122	50
824 E Bennett St	0.37mi	3/2.0	1,553 (+14%)	14mo	$192,000	$124	48
824 E Bennett St Lot : 40	0.40mi	3/2.0	1,553 (+14%)	14mo	$192,000	$124	46
117 S Fancher St	0.70mi	3/2.0	1,470 (+8%)	12mo	$209,000	$142	44
604 N Main St	0.42mi	3/2.0	1,564 (+15%)	16mo	$195,499	$125	43
720 N Main St	0.36mi	2/1.0 (-1)	1,158 (-15%)	9mo	$130,000	$112	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $804
• Equity at exit: $19,369

10-year hold

• IRR: 14.6%
• Equity multiple: 2.44×
• Total profit: $52,204
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $231

Break-even live

Break-even rent $1,065

Max offer price $129,900

Occupancy floor 78%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-03-31
   status Active
4. 2026-03-27
   historical
5. 2026-02-18
   price $129,900
6. 2026-01-13
   status Active
7. 2026-01-01
   historical
8. 2025-10-07
   price $139,900
9. 2025-08-12
   status Active
10. 2025-08-12
    historical
11. 2025-06-26
    price $149,900
12. 2025-02-11
    listed $155,000 Active
13. 2019-06-14
    soldstatus $36,000 126-char remark

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

14. 2019-06-14
    soldstatus $36,000 126-char remark

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

15. 2019-06-14
    soldstatus $36,000

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

16. 2019-06-14
    soldstatus $36,000

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

17. 2019-06-14
    soldstatus $36,000

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

18. 2019-05-16
    listed $36,000 126-char remark

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

19. 2019-05-16
    listed $36,000 126-char remark

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

20. 2019-05-16
    listed $36,000

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

21. 2019-05-16
    listed $36,000

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

22. 2019-05-16
    listed $36,000

    Show marketing remark (126 chars)

    3 bedroom, 1 bath home with attached garage. Located in the City of Mt. Pleasant and close to everything. Corner lot location.

23. 2014-09-08
    soldstatus $63,600

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,635 · $136/mo
• Expected delta: +$365/yr (+$30/mo · 28.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°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: $16,283
• − Mortgage interest: −$7,276
• − Property taxes: −$1,270
• − Insurance: −$650
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,779
• Taxable income: $702
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,600/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: Mt. Pleasant City School District
• NCES district ID: 2624750
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $32,344
• Composite: 33.16/100
• National rank: #5548
• State rank: #229 of 540 in MI

Livability — Mount Pleasant

• Score: 82/100
• State rank: #55
• US rank: #1063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, MI
• County: Isabella County · 42,226 people
• City population: 42,226
• 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

+104.2% since first listed

23 events — show timeline

• 2026-04-27 Pending — REALCOMP
• 2026-04-22 Contingent — REALCOMP
• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-02-18 Price Changed $129,900 REALCOMP
• 2026-01-13 Relisted — REALCOMP
• 2026-01-01 Listing Removed — REALCOMP
• 2025-10-07 Price Changed $139,900 REALCOMP
• 2025-08-12 Relisted — REALCOMP
• 2025-08-12 Listing Removed — REALCOMP
• 2025-06-26 Price Changed $149,900 REALCOMP
• 2025-02-11 Listed $155,000 REALCOMP
• 2019-06-14 Sold (Public Records) $36,000 Public Records
• 2019-06-14 Sold (MLS) $36,000 REALCOMP
• 2019-06-14 Sold (MLS) $36,000 SW Michigan MLS
• 2019-06-14 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2019-06-14 Sold (MLS) $36,000 REALCOMP
• 2019-05-16 Listed $36,000 REALCOMP
• 2019-05-16 Listed $36,000 SW Michigan MLS
• 2019-05-16 Listed $36,000 MiRealSource-MiMLS
• 2019-05-16 Listed $36,000 MiRealSource-MiMLS
• 2019-05-16 Listed $36,000 REALCOMP
• 2014-09-08 Sold (Public Records) $63,600 Public Records

Property tax history

+1.2%/yr

Latest (2023): $1,270 · +639.1% YoY. Source: county tax records.