2451 US Highway 10 · Evart, MI 49679

$45,000

3 bd · 1.0 ba · 2,496 sqft · SingleFamily · 388 Days on market

2.50 ac lot $18/sqft · 84% below area ↓ 25% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Bring your rustic vision to life on this 2.5-acre parcel located directly on US-10 in Sears. The property features a house that needs significant work—ideal for a full renovation or potential tear-down, depending on your plans. Enjoy the quiet charm of a rural setting with easy road access. Perfect for investors, DIY enthusiasts, or anyone looking to create a peaceful homestead in the countryside. Great location, big potential—sold as-is.

Key facts

• 2.5-acre parcel
• Potential tear-down
• Full renovation

Tags

• 2.5-ACRE PARCEL
• FULL RENOVATION
• POTENTIAL TEAR-DOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 3.4% in Evart — 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 72/100 on livability (#262 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Evart Public Schools (rural): math 27% / reading 34% proficiency, ranked #367 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 5 units permitted in Osceola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Osceola County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 388 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 3.00% ✓
• Cap rate: 26.46%
• Cash-on-cash: 72.03%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (median comp): $284,149
• List price: $45,000
• Delta: -84.16%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 82.8%
• Equity multiple: 6.77×
• Total profit: $72,696
• Equity at exit: $40,540

10-year hold

• IRR: 77.2%
• Equity multiple: 14.99×
• Total profit: $176,240
• Equity at exit: $87,425

Cash invested: $12,600 (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 49679

• Home prices YoY: 5.4%
• Active inventory: 14
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $756

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 39%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $45,000 Active 388 DOM
2. 2026-06-18
   days on market $45,000 Active 387 DOM
3. 2026-06-17
   days on market $45,000 Active 386 DOM
4. 2026-06-16
   days on market $45,000 Active 385 DOM
5. 2026-06-15
   days on market $45,000 Active 384 DOM
6. 2026-06-14
   days on market $45,000 Active 382 DOM
7. 2026-06-12
   days on market $45,000 Active 381 DOM
8. 2026-06-09
   days on market $45,000 Active 378 DOM
9. 2026-06-08
   days on market $45,000 Active 377 DOM
10. 2026-06-07
    days on market $45,000 Active 376 DOM
11. 2026-06-05
    days on market $45,000 Active 374 DOM
12. 2026-06-04
    days on market $45,000 Active 372 DOM
13. 2026-06-02
    days on market $45,000 Active 371 DOM
14. 2026-06-01
    days on market $45,000 Active 370 DOM
15. 2026-05-31
    days on market $45,000 Active 369 DOM
16. 2026-05-31
    days on market $45,000 Active 368 DOM
17. 2026-05-17
    historical
18. 2026-05-16
    historical
19. 2026-03-31
    status Active
20. 2026-03-27
    historical
21. 2025-11-18
    status Active
22. 2025-11-18
    status Active
23. 2025-11-17
    historical
24. 2025-11-16
    historical
25. 2025-08-01
    price $45,000
26. 2025-07-31
    price $45,000
27. 2025-07-31
    price $45,000
28. 2025-06-24
    price $49,999
29. 2025-06-24
    price $49,999
30. 2025-06-24
    price $49,999
31. 2025-05-30
    price $54,900
32. 2025-05-29
    price $54,900
33. 2025-05-29
    price $54,900
34. 2025-05-16
    listed $60,000 Active
35. 2025-05-16
    listed $60,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $16,212
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,309
• Taxable income: $8,888
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $6,942/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: Evart Public Schools
• NCES district ID: 2613560
• Math proficiency: 27% ▲ 2.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $37,734
• Composite: 25.42/100
• National rank: #7455
• State rank: #367 of 540 in MI

Livability — Evart

• Score: 72/100
• State rank: #262
• US rank: #6440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,332

Population outlook (Osceola County) Hauer SSP2

• Today (2025): 21,724 people
• By 2030: 20,769 · -4.4%
• By 2040: 18,720 · -13.8%
• By 2050: 16,611 · -23.5%
• By 2075: 11,942 · -45.0%
• By 2100: 7,546 · -65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 88% English-only · German/W. Germanic 10% Spanish 2%

Political lean MEDSL · Osceola

• 2024 margin: Solid R (+47.9) · D 25.2% · R 73.1% · Other 1.7%
• 2008→2024 swing: -37.7pp toward R · 2008: -10.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+46.3 2016: R+43.7 2012: R+21.0 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.14%
• Current HPI: 277.4887
• 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

-25.0% since first listed

19 events — show timeline

• 2026-05-17 Listing Removed — MiRealSource-MiMLS
• 2026-05-16 Listing Removed — REALCOMP
• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2025-11-18 Relisted — REALCOMP
• 2025-11-18 Relisted — MiRealSource-MiMLS
• 2025-11-17 Listing Removed — MiRealSource-MiMLS
• 2025-11-16 Listing Removed — REALCOMP
• 2025-08-01 Price Changed $45,000 MiRealSource-MiMLS
• 2025-07-31 Price Changed $45,000 REALCOMP
• 2025-07-31 Price Changed $45,000 SW Michigan MLS
• 2025-06-24 Price Changed $49,999 MiRealSource-MiMLS
• 2025-06-24 Price Changed $49,999 REALCOMP
• 2025-06-24 Price Changed $49,999 SW Michigan MLS
• 2025-05-30 Price Changed $54,900 MiRealSource-MiMLS
• 2025-05-29 Price Changed $54,900 REALCOMP
• 2025-05-29 Price Changed $54,900 SW Michigan MLS
• 2025-05-16 Listed $60,000 REALCOMP
• 2025-05-16 Listed $60,000 MiRealSource-MiMLS