219 Circle Dr · Fremont, MI 49412

$59,900

3 bd · 2.0 ba · 1,166 sqft · Manufactured · 65 Days on market

Built 1998 Fair condition $51/sqft · 60% below area ↓ 3% 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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of comfort and convenience in this well maintained 3-bedroom, 2-bathroom double-wide manufactured home. Located in heart of Fremont, this home offers a spacious open-concept floor plan designed for easy living and entertaining. * * BUYER TO PAY 6% SALES TAX AND MOBILE HOME TITLE TRANSFER * * * * Buyer also to be approved by the park * *

Key facts

• Built 1998
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.1% in Fremont — 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 74/100 on livability (#183 in MI, #4,645 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Fremont Public School District (town): math 34% / reading 45% proficiency, ranked #216 of 540 in MI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newaygo County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.82% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.11%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $151,217
• List price: $59,900
• Delta: -60.39%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Robinhood Dr	0.10mi	3/2.0	1,008 (-14%)	4mo	$51,000	$51	69
927 W Lake Dr #22	0.34mi	3/2.0	1,120 (-4%)	10mo	$75,000	$67	69
1320 Westwind Ln	0.63mi	3/2.0	1,180 (+1%)	6mo	$200,000	$169	64
1303 Windridge Ln	0.55mi	3/2.0	1,250 (+7%)	3mo	$80,000	$64	60
1305 Pineview Ln	0.51mi	3/2.0	1,250 (+7%)	11mo	$102,000	$82	55
1333 Wildfield Ln	0.58mi	3/2.0	1,219 (+4%)	16mo	$163,000	$134	52
1304 Wildfield Ln	0.58mi	2/2.0 (-1)	1,140 (-2%)	21mo	$70,500	$62	46
712 Peach Ln	0.63mi	2/2.0 (-1)	1,300 (+12%)	0mo	$170,000	$131	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.13×
• Total profit: $18,897
• Equity at exit: $8,931

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $53,332
• Equity at exit: $5,179

Cash invested: $16,772 (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 49412

• Home prices YoY: -24.6%
• Active inventory: 85
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $449

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 54%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   statusdays on market $59,900 Pending 65 DOM
2. 2026-06-13
   days on market $59,900 Active 64 DOM
3. 2026-06-12
   days on market $59,900 Active 63 DOM
4. 2026-06-09
   pricedays on market $59,900 Active 60 DOM
5. 2026-06-08
   days on market $69,900 Active 59 DOM
6. 2026-06-07
   days on market $69,900 Active 58 DOM
7. 2026-06-07
   days on market $69,900 Active 57 DOM
8. 2026-06-04
   days on market $69,900 Active 54 DOM
9. 2026-06-02
   days on market $69,900 Active 53 DOM
10. 2026-06-01
    days on market $69,900 Active 52 DOM
11. 2026-05-31
    days on market $69,900 Active 51 DOM
12. 2026-05-31
    days on market $69,900 Active 50 DOM
13. 2026-05-13
    price $69,900 373-char remark

    Show marketing remark (373 chars)

    Experience the perfect blend of comfort and convenience in this well maintained 3-bedroom, 2-bathroom double-wide manufactured home. Located in heart of Fremont, this home offers a spacious open-concept floor plan designed for easy living and entertaining. * * BUYER TO PAY 6% SALES TAX AND MOBILE HOME TITLE TRANSFER * * * * Buyer also to be approved by the park * *

14. 2026-05-13
    price $69,900 373-char remark

    Show marketing remark (373 chars)

    Experience the perfect blend of comfort and convenience in this well maintained 3-bedroom, 2-bathroom double-wide manufactured home. Located in heart of Fremont, this home offers a spacious open-concept floor plan designed for easy living and entertaining. * * BUYER TO PAY 6% SALES TAX AND MOBILE HOME TITLE TRANSFER * * * * Buyer also to be approved by the park * *

15. 2026-05-13
    price $69,900

    Show marketing remark (373 chars)

    Experience the perfect blend of comfort and convenience in this well maintained 3-bedroom, 2-bathroom double-wide manufactured home. Located in heart of Fremont, this home offers a spacious open-concept floor plan designed for easy living and entertaining. * * BUYER TO PAY 6% SALES TAX AND MOBILE HOME TITLE TRANSFER * * * * Buyer also to be approved by the park * *

16. 2026-04-10
    listed $72,000 Active 373-char remark

    Show marketing remark (373 chars)

    Experience the perfect blend of comfort and convenience in this well maintained 3-bedroom, 2-bathroom double-wide manufactured home. Located in heart of Fremont, this home offers a spacious open-concept floor plan designed for easy living and entertaining. * * BUYER TO PAY 6% SALES TAX AND MOBILE HOME TITLE TRANSFER * * * * Buyer also to be approved by the park * *

17. 2026-04-10
    listed $72,000 Active 373-char remark

    Show marketing remark (373 chars)

    Experience the perfect blend of comfort and convenience in this well maintained 3-bedroom, 2-bathroom double-wide manufactured home. Located in heart of Fremont, this home offers a spacious open-concept floor plan designed for easy living and entertaining. * * BUYER TO PAY 6% SALES TAX AND MOBILE HOME TITLE TRANSFER * * * * Buyer also to be approved by the park * *

18. 2026-04-10
    listed $72,000 Active

    Show marketing remark (373 chars)

    Experience the perfect blend of comfort and convenience in this well maintained 3-bedroom, 2-bathroom double-wide manufactured home. Located in heart of Fremont, this home offers a spacious open-concept floor plan designed for easy living and entertaining. * * BUYER TO PAY 6% SALES TAX AND MOBILE HOME TITLE TRANSFER * * * * Buyer also to be approved by the park * *

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

Taxation est. · year 1

• Rental income: $13,106
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$1,743
• Taxable income: $4,713
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $4,255/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom manufactured home requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Major Paint — Paint is faded and needs repainting.
• Major Landscaping — Overgrown areas need trimming and landscaping improvements.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard increases curb appeal and property value.
• Both Replace worn-out appliances — Modern appliances improve functionality and attract potential buyers/renters.
• Both Update flooring — New flooring can significantly improve the home's appearance and value.
• Both Paint kitchen cabinets — Fresh paint can make the kitchen look more modern and appealing.
• Both Paint bathroom cabinets — Fresh paint can make the bathroom look more modern and appealing.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint is faded and needs repainting.	Major	$15,000–50,000
Landscaping · Overgrown areas need trimming and landscaping improvements.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard increases curb appeal and property value. ↑
• Both Replace worn-out appliances — Modern appliances improve functionality and attract potential buyers/renters. ↑
• Both Update flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both Paint kitchen cabinets — Fresh paint can make the kitchen look more modern and appealing. ↑
• Both Paint bathroom cabinets — Fresh paint can make the bathroom look more modern and appealing. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fremont Public School District
• NCES district ID: 2615150
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $48,965
• Composite: 33.94/100
• National rank: #5333
• State rank: #216 of 540 in MI

Livability — Fremont

• Score: 74/100
• State rank: #183
• US rank: #4645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, MI
• City population: 12,079
• Population (ZIP): 12,079

Population outlook (Newaygo County) Hauer SSP2

• Today (2025): 46,371 people
• By 2030: 44,879 · -3.2%
• By 2040: 41,107 · -11.4%
• By 2050: 36,800 · -20.6%
• By 2075: 27,507 · -40.7%
• By 2100: 18,600 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 15% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 2%

Political lean MEDSL · Newaygo

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -4.6pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.4 2016: R+39.6 2012: R+17.4 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.88%
• Current HPI: 256.5495
• 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

-2.9% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $69,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $69,900 REALCOMP
• 2026-05-13 Price Changed $69,900 SW Michigan MLS
• 2026-04-10 Listed $72,000 REALCOMP
• 2026-04-10 Listed $72,000 SW Michigan MLS
• 2026-04-10 Listed $72,000 MiRealSource-MiMLS