1103 Peachtree Ct · Mount Pleasant, MI 48858

$98,900

4 bd · 2.0 ba · 1,456 sqft · Other · 123 Days on market

Built 2023 ↓ 10% since listing

---

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
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Start fresh here at Summerhill Village! This 2023 home is both spacious and convenient! With 4 bedrooms and 2 full baths this beautiful home is great for a family or roommates! Check out this kitchen! You will love the island perfect for entertaining, prepping meals, or decorating cookies! Close to CMU, shopping, and your favorite restaurants. Take advantage of the use of the Clubhouse which is perfect for any of your family occasions too big for your home. A playground for the kids and a pet park for the "fur kids". Isabella County Transportation is available. Current lot rent is $460 and includes trash and snow removal. Washer is not included in the sale. Sale contingent on park approval.

Key facts

• Open floor plan
• Pet park
• Playground for kids

Tags

• OPEN FLOOR PLAN
• NEW CLUBHOUSE
• PLAYGROUND FOR KIDS
• PET PARK

Property features AI

Finance

• Other: Subdivision: SUMMERHILL VILLAGE
• HOA & community: Association covers snow removal and trash

Exterior

• Utilities: Public water; Shared septic
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Pillar/post/pier foundation; Built above grade: 1,456
• Exterior features: Shed(s); Cleared lot; Pets allowed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Exhaust fan; Forced air heating; Natural gas furnace
• Interior features: Pantry; Walk-in closets; Window treatments; Water softener (owned)
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.4% in Mount Pleasant — 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 82/100 on livability (#55 in MI, #1,063 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime C-, employment F.
• Mt. Pleasant City School District (town): math 33% / reading 48% proficiency, ranked #229 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.9%/yr); 249 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Isabella County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.89%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.87×
• Total profit: $24,122
• Equity at exit: $14,746

10-year hold

• IRR: 31.6%
• Equity multiple: 4.56×
• Total profit: $98,718
• Equity at exit: $8,551

Cash invested: $27,692 (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 48858

• Home prices YoY: -31.9%
• Rents YoY: 16.9%
• Active inventory: 249
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,484/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $505

Break-even live

Break-even rent $865

Max offer price $98,900

Occupancy floor 61%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 S Mission Rd Mt Pleasant, MI	2.0–4.0	2.0	1264	$1,548	$1.22	43d	4	0.29mi

Listing history 24 events

1. 2026-06-19
   days on market $98,900 Active 123 DOM
2. 2026-06-18
   days on market $98,900 Active 122 DOM
3. 2026-06-17
   days on market $98,900 Active 121 DOM
4. 2026-06-16
   days on market $98,900 Active 120 DOM
5. 2026-06-15
   days on market $98,900 Active 119 DOM
6. 2026-06-14
   days on market $98,900 Active 117 DOM
7. 2026-06-12
   days on market $98,900 Active 116 DOM
8. 2026-06-09
   days on market $98,900 Active 113 DOM
9. 2026-06-08
   days on market $98,900 Active 112 DOM
10. 2026-06-07
    days on market $98,900 Active 111 DOM
11. 2026-06-05
    days on market $98,900 Active 108 DOM
12. 2026-06-03
    days on market $98,900 Active 107 DOM
13. 2026-06-02
    days on market $98,900 Active 106 DOM
14. 2026-06-01
    days on market $98,900 Active 105 DOM
15. 2026-05-31
    days on market $98,900 Active 104 DOM
16. 2026-05-30
    days on market $98,900 Active 103 DOM
17. 2026-05-16
    price $98,900 709-char remark

    Show marketing remark (709 chars)

    Start fresh here at Summerhill Village! This 2023 home is both spacious and convenient! With 4 bedrooms and 2 full baths this beautiful home is great for a family or roommates! Check out this kitchen! You will love the island perfect for entertaining, prepping meals, or decorating cookies! Close to CMU, shopping, and your favorite restaurants. Take advantage of the use of the Clubhouse which is perfect for any of your family occasions too big for your home. A playground for the kids and a pet park for the "fur kids". Isabella County Transportation is available. Current lot rent is $460 and includes trash and snow removal. Washer is not included in the sale. Sale contingent on park approval.

18. 2026-05-15
    price $98,900
19. 2026-03-29
    price $99,900 709-char remark

    Show marketing remark (709 chars)

    Start fresh here at Summerhill Village! This 2023 home is both spacious and convenient! With 4 bedrooms and 2 full baths this beautiful home is great for a family or roommates! Check out this kitchen! You will love the island perfect for entertaining, prepping meals, or decorating cookies! Close to CMU, shopping, and your favorite restaurants. Take advantage of the use of the Clubhouse which is perfect for any of your family occasions too big for your home. A playground for the kids and a pet park for the "fur kids". Isabella County Transportation is available. Current lot rent is $460 and includes trash and snow removal. Washer is not included in the sale. Sale contingent on park approval.

20. 2026-03-28
    price $99,900
21. 2026-03-07
    price $104,900 709-char remark

    Show marketing remark (709 chars)

    Start fresh here at Summerhill Village! This 2023 home is both spacious and convenient! With 4 bedrooms and 2 full baths this beautiful home is great for a family or roommates! Check out this kitchen! You will love the island perfect for entertaining, prepping meals, or decorating cookies! Close to CMU, shopping, and your favorite restaurants. Take advantage of the use of the Clubhouse which is perfect for any of your family occasions too big for your home. A playground for the kids and a pet park for the "fur kids". Isabella County Transportation is available. Current lot rent is $460 and includes trash and snow removal. Washer is not included in the sale. Sale contingent on park approval.

22. 2026-03-06
    price $104,900
23. 2026-02-16
    listed $109,900 Active
24. 2026-02-15
    listed $109,900 Active 709-char remark

    Show marketing remark (709 chars)

    Start fresh here at Summerhill Village! This 2023 home is both spacious and convenient! With 4 bedrooms and 2 full baths this beautiful home is great for a family or roommates! Check out this kitchen! You will love the island perfect for entertaining, prepping meals, or decorating cookies! Close to CMU, shopping, and your favorite restaurants. Take advantage of the use of the Clubhouse which is perfect for any of your family occasions too big for your home. A playground for the kids and a pet park for the "fur kids". Isabella County Transportation is available. Current lot rent is $460 and includes trash and snow removal. Washer is not included in the sale. Sale contingent on park approval.

ⓘ 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: $18,055
• − Mortgage interest: −$5,540
• − Property taxes: −$1,484
• − Insurance: −$494
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$2,877
• Taxable income: $4,771
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $4,917/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: Mt. Pleasant City School District
• NCES district ID: 2624750
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $32,344
• Composite: 33.16/100
• National rank: #5548
• State rank: #229 of 540 in MI

Livability — Mount Pleasant

• Score: 82/100
• State rank: #55
• US rank: #1063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Isabella County · 42,226 people
• Metro: Mount Pleasant, MI
• Population (ZIP): 42,226
• Household income: $51,267
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2381.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 6% Hispanic / Latino 5% Native American 4% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 0%

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: ▼ -96.75%
• Current HPI: 206.1153
• Rent YoY: ▲ 16.89%
• Metro: Mount Pleasant, MI
• 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

-10.0% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $98,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $98,900 REALCOMP
• 2026-03-29 Price Changed $99,900 MiRealSource-MiMLS
• 2026-03-28 Price Changed $99,900 REALCOMP
• 2026-03-07 Price Changed $104,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $104,900 REALCOMP
• 2026-02-16 Listed $109,900 REALCOMP
• 2026-02-15 Listed $109,900 MiRealSource-MiMLS