1010 Siesta Ln · Lake Isabella, MI 48893

$109,900

2 bd · 1.0 ba · 800 sqft · SingleFamily · 3 Days on market

Built 1991 0.93 ac lot Est $100k · 10% over

---

Why this score? — see what drove the D+ 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 +16.5/30.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• ARV discount +3.0/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect for an affordable cottage get away or a cozy full-time home. This home offers incredible potential! Tucked away on 2 lots that ensures privacy, while located in the desirable Lake Isabella community, near Central Michigan’s premier 800 acre all-sports lake and access to The Pines Golf Course. The bright, open-concept living area flows directly into a functional kitchen. A major highlight of this property is the detached two-car garage, providing the perfect setup for storing your vehicles, watercraft, golf carts, or setting up a workshop. Don't wait to make this home yours and enjoy all the amenities Lake Isabella has to offer!

Key facts

• Functional kitchen
• 0.93 acre lot
• 2 garage spots

Tags

• DETACHED TWO-CAR GARAGE
• LAKE ISABELLA COMMUNITY
• OPEN-CONCEPT LIVING AREA
• FUNCTIONAL KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Subdivision: Lake Isabella; Community tennis courts

Exterior

• Parking: Detached garage with 2 parking spaces
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; Residential property; Approximately 800 above-grade finished square feet
• Construction: Vinyl siding; Slab foundation
• Exterior features: Deck; On or near golf course; Wooded lot

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Exhaust fan; Has cooling
• Interior features: Pantry; Gas fireplace
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $64 ($762/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 $93k (15.1% below list).
• Recommended offer: $93k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 1.4% in Lake Isabella — 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 70/100 on livability (#329 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Mecosta Elementary School (math 42% / reading 52%, grade D-, #433 of 1,397 statewide, top 34%, 228 students, 66% FRL); Chippewa Hills Intermediate School (math 17% / reading 37%, grade F, #372 of 493 statewide, top 77%, 513 students, 69% FRL); Chippewa Hills High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 476 students, 59% FRL).
• Market conditions: 78 active listings in the ZIP; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $93,340 (15.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $100,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Siesta Ln	0.00mi	2/1.0	800 (0%)	0mo	$100,000	$125	100

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: 26.0%
• Equity multiple: 3.08×
• Total profit: $63,860
• Equity at exit: $99,007

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $184,801
• Equity at exit: $213,512

Cash invested: $30,772 (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 48893

• Home prices YoY: 6.6%
• Active inventory: 78
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $64

Break-even live

Break-even rent $853

Max offer price $109,900

Occupancy floor 88%

Sensitivity live

Price	-10% $126	-5% $95	+0% $64	+5% $32	+10% $1
Rent	-10% $-10	-5% $27	+0% $64	+5% $100	+10% $137
Rate	-1.0pp $119	-0.5pp $91	base $64	+0.5pp $35	+1.0pp $6

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-05
   statusdays on market $109,900 Pending 3 DOM
2. 2026-06-03
   days on market $109,900 Active 2 DOM
3. 2026-06-03
   remarks 699-char remark
4. 2026-06-02
   remarks 642-char remark
5. 2026-06-02
   listed $109,900 Active 1 DOM

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: +$536/yr (+$45/mo · 86.2%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,201
• − Mortgage interest: −$6,156
• − Property taxes: −$621
• − Insurance: −$550
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$3,197
• Taxable loss: −$1,115
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,030/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 — Lake Isabella

• Score: 70/100
• State rank: #329
• US rank: #8104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Isabella, MI
• Population (ZIP): 5,660

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Romanian 5% Italian 2%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4%

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: ▲ 23.65%
• Current HPI: 381.2
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $109,900 REALCOMP
• 2026-06-01 Listed $109,900 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2023): $621 · +73.5% YoY. Source: county tax records.