N7745 Jefferson St · Felch, MI 49831

$100,000

2 bd · 1.0 ba · 1,280 sqft · Manufactured public records · 23 Days on market

Built 1989

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This might be a mobile home but when you are in the home it is spacious with newer flooring, newer roof and covered front porch. Detached garage with plenty of storage! All of this on almost 2 acres, within walking distance to convenient store. Home is rented right now on a month to month lease

Key facts

• Covered front porch
• Newer flooring
• Plenty of storage

Tags

• NEWER FLOORING
• NEWER ROOF
• COVERED FRONT PORCH
• DETACHED GARAGE
• PLENTY OF STORAGE
• ALMOST 2 ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Dickinson County Schools (rural): math 45% / reading 50% proficiency, ranked #221 of 760 in MI (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.5% local appreciation)).
• Dickinson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $42k; list at $100k implies a 138% gain — meaningful room to come down on a strong offer.

Recommended offer $98,500 (1.5% 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. 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.
3. 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.
4. 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: 1.07% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.26×
• Total profit: $35,392
• Equity at exit: $53,606

10-year hold

• IRR: 20.6%
• Equity multiple: 4.40×
• Total profit: $95,189
• Equity at exit: $90,079

Cash invested: $28,000 (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 49831

• Home prices YoY: 3.1%
• Active inventory: 7
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $240

Break-even live

Break-even rent $765

Max offer price $100,000

Occupancy floor 73%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $100,000 Active 23 DOM
2. 2026-06-17
   days on market $100,000 Active 22 DOM
3. 2026-06-16
   days on market $100,000 Active 21 DOM
4. 2026-06-15
   days on market $100,000 Active 20 DOM
5. 2026-06-13
   days on market $100,000 Active 18 DOM
6. 2026-06-12
   days on market $100,000 Active 17 DOM
7. 2026-06-09
   days on market $100,000 Active 14 DOM
8. 2026-06-08
   days on market $100,000 Active 13 DOM
9. 2026-06-07
   days on market $100,000 Active 12 DOM
10. 2026-06-07
    days on market $100,000 Active 11 DOM
11. 2026-06-04
    days on market $100,000 Active 8 DOM
12. 2026-06-02
    days on market $100,000 Active 7 DOM
13. 2026-06-01
    days on market $100,000 Active 6 DOM
14. 2026-05-31
    days on market $100,000 Active 5 DOM
15. 2026-05-31
    days on market $100,000 Active 4 DOM
16. 2026-05-27
    listed $100,000 Active
17. 2023-03-21
    soldstatus $42,000
18. 2019-02-11
    soldstatus $42,200
19. 2017-12-01
    historical
20. 2017-05-31
    listed $42,500
21. 2016-02-22
    soldstatus $50,000
22. 2015-06-21
    historical
23. 2014-06-21
    listed $62,500

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $997 · $83/mo
• Expected delta: +$543/yr (+$45/mo · 119.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,814
• − Mortgage interest: −$5,602
• − Property taxes: −$455
• − Insurance: −$500
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,909
• Taxable income: $1,298
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,564/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: North Dickinson County Schools
• NCES district ID: 2630480
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $45,396
• Composite: 42.38/100
• National rank: #6928
• State rank: #221 of 760 in MI

Livability — Felch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 543

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.49%
• Current HPI: 148.9662
• 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

+60.0% since first listed

8 events — show timeline

• 2026-05-27 Listed $100,000 FSBO.com
• 2023-03-21 Sold (Public Records) $42,000 Public Records
• 2019-02-11 Sold (Public Records) $42,200 Public Records
• 2017-12-01 Listing Removed — MiRealSource-MiMLS
• 2017-05-31 Listed $42,500 MiRealSource-MiMLS
• 2016-02-22 Sold (Public Records) $50,000 Public Records
• 2015-06-21 Listing Removed — MiRealSource-MiMLS
• 2014-06-21 Listed $62,500 MiRealSource-MiMLS

Property tax history

-1.7%/yr

Latest (2025): $455 · -22.4% YoY. Source: county tax records.