311 E Pine St · Edmore, MI 48829

$175,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily · 14 Days on market

Built 1930 10,019 sqft lot Est $147k · 19% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

Key facts

• Attached garage
• Detached garage
• Extra space

Tags

• ATTACHED GARAGE
• DETACHED GARAGE
• EXTRA SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (22.9% below list).
• Recommended offer: $135k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#380 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Montabella Community Schools (rural): math 20% / reading 36% proficiency, ranked #396 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $47k; list at $175k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000 (22.9% 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. Built in 1930 — 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. Schools are F-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. 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?
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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $146,812
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 E Pine St	0.00mi	3/1.0	1,156 (0%)	1mo	$175,000	$151	100
525 S 1st St	0.24mi	3/1.0	1,200 (+4%)	5mo	$80,000	$67	78
322 S Third St	0.05mi	3/1.0	1,075 (-7%)	14mo	$149,900	$139	75
116 Forrest St	0.20mi	3/1.0	1,120 (-3%)	13mo	$50,500	$45	74
209 W Pine St	0.23mi	2/1.0 (-1)	1,200 (+4%)	11mo	$135,000	$113	69
203 E Home St	0.23mi	2/1.0 (-1)	1,214 (+5%)	10mo	$72,000	$59	68
210 E Gilson St	0.08mi	3/2.0	1,044 (-10%)	20mo	$135,000	$129	59
420 S Second St	0.16mi	2/2.0 (-1)	1,104 (-4%)	24mo	$242,000	$219	56
661 E Main St	0.31mi	2/1.5 (-1)	1,060 (-8%)	13mo	$52,900	$50	54
430 S 1st St	0.22mi	3/1.0	1,300 (+12%)	23mo	$165,000	$127	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $86,230
• Equity at exit: $157,654

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $261,129
• Equity at exit: $339,987

Cash invested: $49,000 (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 48829

• Home prices YoY: 3.6%
• Active inventory: 17
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-143

Break-even live

Break-even rent $1,531

Max offer price $154,324

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 E Main St Apt 21 Edmore, MI	3.0	1.0	1275	$1,350	$1.06	21d	1	0.64mi

Listing history 11 events

1. 2026-04-28
   status Pending 421-char remark

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

2. 2026-04-28
   status Pending 421-char remark

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

3. 2026-04-28
   status Pending

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

4. 2026-04-14
   listed $175,000 Active 421-char remark

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

5. 2026-04-14
   listed $175,000 Active 421-char remark

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

6. 2026-04-14
   listed $175,000 Active

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

7. 2026-04-14
   historical

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

8. 2026-04-14
   historical

   Show marketing remark (421 chars)

   Looking for space, character, and the perfect location? This classic 2-story home sits right across from a beautiful city park and comes with both an attached and a detached garage!You'll love the old-school craftsmanship, cozy feel, and easy access to everything the city has to offer. Perfect for families, hobbyists, or anyone who wants extra space right in town. This updated home is vacant and ready for your family!

9. 2025-11-03
   listed $189,000 Active
10. 2025-11-03
    listed $189,000 Active
11. 1997-05-19
    soldstatus $47,200

ⓘ 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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,091
• Taxable loss: −$4,786
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $-566/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: Montabella Community Schools
• NCES district ID: 2612960
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,806
• Composite: 23.51/100
• National rank: #7867
• State rank: #396 of 540 in MI

Livability — Edmore

• Score: 67/100
• State rank: #380
• US rank: #10120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmore, MI
• Population (ZIP): 3,461

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% French/Haitian/Cajun 0%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.78%
• Current HPI: 335.1335
• 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

+270.8% since first listed

11 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-28 Pending — SW Michigan MLS
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-04-14 Listing Removed — REALCOMP
• 2026-04-14 Listed $175,000 SW Michigan MLS
• 2026-04-14 Listed $175,000 REALCOMP
• 2026-04-14 Listed $175,000 MiRealSource-MiMLS
• 2025-11-03 Listed $189,000 REALCOMP
• 2025-11-03 Listed $189,000 MiRealSource-MiMLS
• 1997-05-19 Sold (Public Records) $47,200 Public Records