55 E Riling St Lot 100 · Gwinn, MI 49841

$73,750

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 2 Days on market

Built 2027 Good condition Est $78k · 5% under

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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
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +9.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Stop paying rent for something you’ll never own. Own a brand-new 2027, 3-bedroom, 2-bath home. This home offers an open-concept layout, modern finishes, and energy-efficient construction designed for simple, affordable living. Move-in ready with single-level convenience and low maintenance ownership. With approved financing, monthly payments may be comparable to area rental rates. Bonus incentives included: • 3 months of free lot rent • 1-year home warranty If this home isn’t exactly what you’re looking for, ask about the opportunity to customize a new home, choose finishes, and select from available lots within the community. Seller is a licensed real estate

Key facts

• 3 parking spots
• Built 2027

Property features AI

Finance

• Other: Located in Northernaire Mobile Estates, Forsyth Township (mailing city: Gwinn)
• Financial info: Rental amount listed at $325; Pets allowed
• HOA & community: Community amenities include street lights; Pets allowed (dogs and cats); Association fee includes trash removal and water; Association/landlord pays taxes, trash removal, and water/sewer

Exterior

• Parking: Paved driveway with 3 or more parking spaces
• Utilities: Public water; Public sanitary sewer; Electricity connected; Natural gas connected; Cable available; Internet (Spectrum)
• Home design: Single wide manufactured home; Manufactured structure; One-story
• Construction: Built in 2027; Piers foundation
• Exterior features: Vinyl siding; No water features; Located on a base lot; Paved street and private road access

Interior

• Kitchen: Range/Oven; Refrigerator
• Bedrooms: All bedrooms located on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas fuel; Electric water heater; 100 amp electric service
• Interior features: Master bedroom with private bath
• Laundry & utility: Basement: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).

Location & tenants

• Location reads 70/100 on livability (#322 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Gwinn Area Community Schools (rural): math 16% / reading 30% proficiency, ranked #439 of 540 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $510 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $73,750

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. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $77,824
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 E Riling St Lot 92	0.00mi	3/2.0	1,120 (-8%)	1mo	$68,950	$62	86
55 E Riling St Lot 21	0.00mi	3/2.0	1,088 (-10%)	3mo	$69,500	$64	80
Lot 75 Northernaire Rd	0.10mi	3/2.0	1,109 (-9%)	3mo	$41,000	$37	78
55 E Riling St Lot 82	0.00mi	3/2.0	1,088 (-10%)	6mo	$69,950	$64	77
55 E Riling St Lot 1	0.00mi	3/2.0	1,056 (-13%)	9mo	$69,000	$65	70
55 E Riling St Lot 32	0.12mi	3/2.0	1,056 (-13%)	16mo	$67,900	$64	59

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $7,894
• Equity at exit: $10,996

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $32,471
• Equity at exit: $6,377

Cash invested: $20,650 (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 49841

• Home prices YoY: -29.0%
• Active inventory: 61
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$387
• Tax est. 1.5%: −$92 /mo · $1,106/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $311

Break-even live

Break-even rent $645

Max offer price $73,750

Occupancy floor 65%

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: $18,438
• Closing costs: $2,212
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $73,750 Active 2 DOM
2. 2026-06-18
   remarks 671-char remark
3. 2026-06-18
   listed $73,750 Active 1 DOM

ⓘ 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: $12,471
• − Mortgage interest: −$4,131
• − Property taxes: −$1,106
• − Insurance: −$369
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,145
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,082/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 · 6 photos

Good 80/100 None rehab

This move-in ready manufactured home is in excellent condition with modern finishes and energy-efficient construction. It offers a good return on investment with minimal updates needed to maximize its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's appearance and value.
• Resale Replace countertops — Granite countertops are durable but can be replaced with quartz or marble for a higher resale value.
• Resale Install new flooring — Hardwood flooring can be replaced with tile or laminate for a more modern look and higher resale value.
• Resale Upgrade appliances — Upgrading to stainless steel or high-end appliances can significantly increase the home's resale value.
• Both Landscaping and curb appeal — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's appearance and value. ↑
• Resale Replace countertops — Granite countertops are durable but can be replaced with quartz or marble for a higher resale value. ↑
• Resale Install new flooring — Hardwood flooring can be replaced with tile or laminate for a more modern look and higher resale value. ↑
• Resale Upgrade appliances — Upgrading to stainless steel or high-end appliances can significantly increase the home's resale value. ↑
• Both Landscaping and curb appeal — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the home. ↑

ⓘ 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: Gwinn Area Community Schools
• NCES district ID: 2614690
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $46,152
• Composite: 19.98/100
• National rank: #8670
• State rank: #439 of 540 in MI

Livability — Gwinn

• Score: 70/100
• State rank: #322
• US rank: #7930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gwinn, MI
• Population (ZIP): 7,359

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 67,278 people
• By 2030: 67,249 · +-0.0%
• By 2040: 66,297 · -1.5%
• By 2050: 65,241 · -3.0%
• By 2075: 64,365 · -4.3%
• By 2100: 60,707 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Native American 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Marquette

• 2024 margin: Lean D (+8.7) · D 53.5% · R 44.8% · Other 1.7%
• 2008→2024 swing: -11.6pp toward R · 2008: 20.3pp · 2024: 8.7pp
• All cycles: 2024: D+8.7 2020: D+11.2 2016: D+4.2 2012: D+14.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.41%
• Current HPI: 214.0389
• 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

1 event — show timeline

• 2026-06-17 Listed $73,750 MiRealSource-MiMLS