321 S 4th St · Edmore, MI 48829

$129,900

2 bd · 1.0 ba · 1,175 sqft · SingleFamily · 96 Days on market

Built 1900 10,454 sqft lot $111/sqft · 14% below area Est $152k · 14% under

---

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 +20.4/30.0
• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

Key facts

• Open floor plan
• Vinyl windows
• Metal roof

Tags

• OPEN FLOOR PLAN
• GENEROUS STORAGE SPACE
• VINYL WINDOWS
• METAL ROOF
• RUSTIC BARN-LIKE OUTBUILDING
• AMPLE YARD SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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: $118k (9.0% below list) — sets the bar for market timing.

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: 18 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 $14k of equity ($898 loan paydown + $13k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 96 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago 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 $24k; list at $130k implies a 441% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $151,704
• List price: $129,900
• Delta: -14.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 E Pine St	0.08mi	3/1.0 (+1)	1,156 (-2%)	1mo	$175,000	$151	88
525 S 1st St	0.24mi	3/1.0 (+1)	1,200 (+2%)	5mo	$80,000	$67	76
209 W Pine St	0.28mi	2/1.0	1,200 (+2%)	11mo	$135,000	$113	74
203 E Home St	0.30mi	2/1.0	1,214 (+3%)	10mo	$72,000	$59	72
116 Forrest St	0.24mi	3/1.0 (+1)	1,120 (-5%)	13mo	$50,500	$45	65
322 S Third St	0.09mi	3/1.0 (+1)	1,075 (-8%)	14mo	$149,900	$139	65
420 S Second St	0.17mi	2/2.0	1,104 (-6%)	24mo	$242,000	$219	58
661 E Main St	0.30mi	2/1.5	1,060 (-10%)	13mo	$52,900	$50	57
210 E Gilson St	0.16mi	3/2.0 (+1)	1,044 (-11%)	20mo	$135,000	$129	48
430 S 1st St	0.24mi	3/1.0 (+1)	1,300 (+11%)	23mo	$165,000	$127	47
422 W Pine St	0.44mi	3/2.0 (+1)	1,344 (+14%)	8mo	$200,000	$149	40

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: 28.3%
• Equity multiple: 3.24×
• Total profit: $81,518
• Equity at exit: $117,024

10-year hold

• IRR: 24.7%
• Equity multiple: 7.37×
• Total profit: $231,643
• Equity at exit: $252,367

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 48829

• Home prices YoY: 3.6%
• Active inventory: 18
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $169

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $259	-5% $214	+0% $169	+5% $124	+10% $79
Rent	-10% $62	-5% $115	+0% $169	+5% $222	+10% $275
Rate	-1.0pp $234	-0.5pp $202	base $169	+0.5pp $135	+1.0pp $101

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: —

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	22d	1	0.61mi

Listing history 39 events

1. 2026-06-21
   days on market $129,900 Active 96 DOM
2. 2026-06-19
   days on market $129,900 Active 94 DOM
3. 2026-06-18
   days on market $129,900 Active 93 DOM
4. 2026-06-17
   days on market $129,900 Active 92 DOM
5. 2026-06-16
   days on market $129,900 Active 91 DOM
6. 2026-06-15
   days on market $129,900 Active 90 DOM
7. 2026-06-14
   days on market $129,900 Active 88 DOM
8. 2026-06-12
   days on market $129,900 Active 87 DOM
9. 2026-06-09
   days on market $129,900 Active 84 DOM
10. 2026-06-08
    days on market $129,900 Active 83 DOM
11. 2026-06-07
    days on market $129,900 Active 82 DOM
12. 2026-06-05
    days on market $129,900 Active 79 DOM
13. 2026-06-03
    days on market $129,900 Active 78 DOM
14. 2026-06-02
    days on market $129,900 Active 77 DOM
15. 2026-06-01
    days on market $129,900 Active 76 DOM
16. 2026-05-31
    days on market $129,900 Active 75 DOM
17. 2026-05-30
    days on market $129,900 Active 74 DOM
18. 2026-04-10
    status Active 677-char remark

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

19. 2026-04-10
    status Active 677-char remark

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

20. 2026-04-10
    status Active

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

21. 2026-04-06
    historical Active Under Contract 677-char remark

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

22. 2026-04-06
    historical Accepting Backup Offers 677-char remark

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

23. 2026-04-06
    historical Active - Backup Offers Accepted

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

24. 2026-03-17
    listed $129,900 Active 677-char remark

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

25. 2026-03-17
    listed $129,900 Active 677-char remark

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

26. 2026-03-17
    listed $129,900 Active

    Show marketing remark (677 chars)

    Move right into this charming two-bedroom home in the heart of Edmore. The location offers convenient access to Curtis Park, the Heartland Trail, and Main Street businesses. The layout and design efficiently utilize available square footage with an open floor plan, split bedrooms, and generous storage space in the laundry room. The exterior is equipped with vinyl windows and a metal roof for low maintenance and added energy efficiency. The rustic barn-like outbuilding is a nod to the history of Edmore and has tons of potential. And on top of it all, this property has ample yard space for recreational activities, a garden, or play space for your 4-legged family members.

27. 2014-10-21
    historical
28. 2014-10-21
    historical
29. 2014-08-19
    historical
30. 2013-07-10
    listed $64,900
31. 2013-07-10
    listed $64,900
32. 2013-07-10
    listed $64,900
33. 2013-04-22
    historical
34. 2013-04-22
    historical
35. 2013-04-09
    listed $64,900
36. 2013-04-09
    listed $64,900
37. 2000-06-24
    soldstatus $24,000
38. 2000-06-23
    soldstatus $8,000
39. 2000-06-20
    soldstatus $8,000

ⓘ 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 7/10 Severe 95% 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: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,779
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,036/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

+1523.8% since first listed

22 events — show timeline

• 2026-04-10 Relisted — REALCOMP
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-10 Relisted — SW Michigan MLS
• 2026-04-06 Contingent — REALCOMP
• 2026-04-06 Contingent — MiRealSource-MiMLS
• 2026-04-06 Contingent — SW Michigan MLS
• 2026-03-17 Listed $129,900 REALCOMP
• 2026-03-17 Listed $129,900 SW Michigan MLS
• 2026-03-17 Listed $129,900 MiRealSource-MiMLS
• 2014-10-21 Listing Removed — SW Michigan MLS
• 2014-10-21 Listing Removed — REALCOMP
• 2014-08-19 Listing Removed — MiRealSource-MiMLS
• 2013-07-10 Listed $64,900 MiRealSource-MiMLS
• 2013-07-10 Listed $64,900 SW Michigan MLS
• 2013-07-10 Listed $64,900 REALCOMP
• 2013-04-22 Listing Removed — REALCOMP
• 2013-04-22 Listing Removed — SW Michigan MLS
• 2013-04-09 Listed $64,900 REALCOMP
• 2013-04-09 Listed $64,900 SW Michigan MLS
• 2000-06-24 Sold (Public Records) $24,000 Public Records
• 2000-06-23 Sold (Public Records) $8,000 Public Records
• 2000-06-20 Sold (Public Records) $8,000 Public Records