1570 B St · Whittemore, MI 48770

$40,000

2 bd · 1.0 ba · 732 sqft · Manufactured public records · 25 Days on market

Built 1980 0.51 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

BEAUTIFUL SETTING with 2 bedroom, 1 full bath home not too far from town. There are two sheds, 12x24 and 12x12, for additional storage. Property is being sold "as is", with Quit Claim Deed. Laundry area has hookups for your washer and dryer and the furnace is newer. Affordable Up North getaway!

Key facts

• Newer furnace
• Laundry area
• Additional storage

Tags

• ADDITIONAL STORAGE
• LAUNDRY AREA
• NEWER FURNACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Residential zoning
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Shed on property; Lot dimensions approximately 98 x 231 (about 0.51 acre)

Interior

• Kitchen: Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Window treatments; 5 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#644 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Whittemore-Prescott Area Schools (rural): math 11% / reading 25% proficiency, ranked #488 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 58 units permitted in Iosco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $736 of equity ($277 loan paydown + $459 appreciation (1.1% local appreciation)).
• Iosco County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 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 $39,400 (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. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.07% ✓
• Cap rate: 18.91%
• Cash-on-cash: 45.07%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.48×
• Total profit: $27,818
• Equity at exit: $13,965

10-year hold

• IRR: 49.4%
• Equity multiple: 6.94×
• Total profit: $66,540
• Equity at exit: $18,800

Cash invested: $11,200 (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 48770

• Home prices YoY: 0.5%
• Active inventory: 14
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$7 /mo · $89/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $421

Break-even live

Break-even rent $296

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $443	-5% $432	+0% $421	+5% $409	+10% $398
Rent	-10% $355	-5% $388	+0% $421	+5% $453	+10% $486
Rate	-1.0pp $441	-0.5pp $431	base $421	+0.5pp $410	+1.0pp $400

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   days on market $40,000 Active 25 DOM
2. 2026-06-12
   days on market $40,000 Active 24 DOM
3. 2026-06-09
   days on market $40,000 Active 21 DOM
4. 2026-06-08
   days on market $40,000 Active 20 DOM
5. 2026-06-07
   days on market $40,000 Active 19 DOM
6. 2026-06-07
   days on market $40,000 Active 18 DOM
7. 2026-06-04
   days on market $40,000 Active 15 DOM
8. 2026-06-02
   days on market $40,000 Active 14 DOM
9. 2026-06-01
   days on market $40,000 Active 13 DOM
10. 2026-05-31
    days on market $40,000 Active 12 DOM
11. 2026-05-31
    days on market $40,000 Active 11 DOM
12. 2026-05-18
    listed $40,000 Active 305-char remark

    Show marketing remark (305 chars)

    BEAUTIFUL SETTING with 2 bedroom, 1 full bath home not too far from town. There are two sheds, 12x24 and 12x12, for additional storage. Property is being sold "as is", with Quit Claim Deed. Laundry area has hookups for your washer and dryer and the furnace is newer. Affordable Up North getaway!

13. 2026-05-18
    listed $40,000 Active

    Show marketing remark (305 chars)

    BEAUTIFUL SETTING with 2 bedroom, 1 full bath home not too far from town. There are two sheds, 12x24 and 12x12, for additional storage. Property is being sold "as is", with Quit Claim Deed. Laundry area has hookups for your washer and dryer and the furnace is newer. Affordable Up North getaway!

ⓘ 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: $89 · $7/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$264/yr (+$22/mo · 297.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,942
• − Mortgage interest: −$2,241
• − Property taxes: −$89
• − Insurance: −$200
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$1,164
• Taxable income: $4,658
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $3,930/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: Whittemore-Prescott Area Schools
• NCES district ID: 2636390
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $30,244
• Composite: 14.31/100
• National rank: #9442
• State rank: #488 of 540 in MI

Livability — Whittemore

• Score: 57/100
• State rank: #644
• US rank: #21854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whittemore, MI
• Population (ZIP): 1,908

Population outlook (Iosco County) Hauer SSP2

• Today (2025): 24,366 people
• By 2030: 23,622 · -3.1%
• By 2040: 22,021 · -9.6%
• By 2050: 20,877 · -14.3%
• By 2075: 18,792 · -22.9%
• By 2100: 15,465 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Romanian 3% German 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 3% Chinese 1%

Political lean MEDSL · Iosco

• 2024 margin: Solid R (+30.6) · D 34.0% · R 64.5% · Other 1.5%
• 2008→2024 swing: -35.7pp toward R · 2008: 5.1pp · 2024: -30.6pp
• All cycles: 2024: R+30.6 2020: R+28.6 2016: R+30.0 2012: R+5.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.15%
• Current HPI: 221.4532
• 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

• 2026-05-18 Listed $40,000 REALCOMP
• 2026-05-18 Listed $40,000 MiRealSource-MiMLS

Property tax history

-10.6%/yr

Latest (2025): $89 · +4.0% YoY. Source: county tax records.