1120 Stoneridge Ct · Mount Pleasant, MI 48858

$76,650

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 837 Days on market

Built 2024

---

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

Tour a home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Summerhill Village community page and look for the UTour button on the side of the page! ------------------------------------------------- 3 bedroom 2 Bath split floorplan starting at $1,129 a month Whether you're a couple starting a new chapter in your lives or a small family looking for the perfect nest, this three-bedroom, two-bath Zero Energy Ready Home is an absolute gem. The Clayton Pulse 711 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50

Key facts

• Built 2024
• Listed 836 days

Property features AI

Finance

• Other: Living area approximately 1,056; Address: 1120 Stoneridge Ct, Mount Pleasant, MI 48858
• Financial info: List price $76,650

Exterior

• Utilities: Natural gas heating; Central air conditioning
• Home design: Spec new construction; Clayton Pulse 711 - Zero Energy Ready Home
• Construction: Zero Energy Ready Home (new construction plan)
• Exterior features: Shake roof

Interior

• Kitchen: Includes dishwasher, microwave, refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 2 comparable units currently listed for rent nearby; 72 units permitted in Isabella County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $530 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 837 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,452 (12.0% below list)

Questions for the listing agent

1. It's been on market 837 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: 1.68% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.33%
• DSCR: 2.22
• GRM: 5.0

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: 26.9%
• Equity multiple: 2.19×
• Total profit: $25,545
• Equity at exit: $11,429

10-year hold

• IRR: 37.4%
• Equity multiple: 5.35×
• Total profit: $93,423
• Equity at exit: $6,627

Cash invested: $21,462 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$402
• Tax est. 1.5%: −$96 /mo · $1,150/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $489

Break-even live

Break-even rent $671

Max offer price $76,650

Occupancy floor 57%

Sensitivity live

Price	-10% $542	-5% $515	+0% $489	+5% $462	+10% $436
Rent	-10% $387	-5% $438	+0% $489	+5% $540	+10% $591
Rate	-1.0pp $527	-0.5pp $508	base $489	+0.5pp $469	+1.0pp $449

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: $19,162
• Closing costs: $2,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5280 S Mission Rd Mt Pleasant, MI	2.0–4.0	2.0	1264	$1,332	$1.05	44d	4	0.35mi
4171 E Blue Grass Rd Mt Pleasant, MI	2.0	1.0	800	$850	$1.06	44d	1	1.10mi

Listing history 16 events

1. 2026-06-19
   days on market $76,650 Active 837 DOM
2. 2026-06-18
   days on market $76,650 Active 836 DOM
3. 2026-06-17
   days on market $76,650 Active 835 DOM
4. 2026-06-16
   days on market $76,650 Active 834 DOM
5. 2026-06-15
   days on market $76,650 Active 833 DOM
6. 2026-06-14
   days on market $76,650 Active 831 DOM
7. 2026-06-12
   days on market $76,650 Active 830 DOM
8. 2026-06-09
   days on market $76,650 Active 827 DOM
9. 2026-06-08
   days on market $76,650 Active 826 DOM
10. 2026-06-07
    days on market $76,650 Active 825 DOM
11. 2026-06-05
    days on market $76,650 Active 822 DOM
12. 2026-06-03
    days on market $76,650 Active 821 DOM
13. 2026-06-02
    days on market $76,650 Active 820 DOM
14. 2026-06-01
    days on market $76,650 Active 819 DOM
15. 2026-05-31
    days on market $76,650 Active 818 DOM
16. 2026-05-30
    days on market $76,650 Active 817 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: $15,471
• − Mortgage interest: −$4,294
• − Property taxes: −$1,150
• − Insurance: −$383
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,230
• Taxable income: $4,939
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,680/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
• City population: 42,226
• 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