530 E Rainbow Rd · Newaygo, MI 49337

$105,000

3 bd · 2.0 ba · 1,173 sqft · Other · 22 Days on market

Built 2009 Fair condition

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Single family home with a shed in Brookhaven Estates, move in ready with a view of a small lake out the back patio door and back bedroom window. The back bedroom can also serve as a home office. All appliances come with the home, furniture in the home is negotiable. Brand new carpeting throughout the home.

Key facts

• View of a small lake
• Home office
• Brand new carpeting

Tags

• VIEW OF A SMALL LAKE
• HOME OFFICE
• BRAND NEW CARPETING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.5% in Newaygo — 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 65/100 on livability (#470 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D, amenities D-.
• Newaygo Public School District (town): math 23% / reading 40% proficiency, ranked #349 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newaygo County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $600
• Equity at exit: $15,656

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $23,257
• Equity at exit: $9,078

Cash invested: $29,400 (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 49337

• Home prices YoY: -16.9%
• Active inventory: 109
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $276

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $349	-5% $313	+0% $276	+5% $240	+10% $204
Rent	-10% $176	-5% $226	+0% $276	+5% $326	+10% $376
Rate	-1.0pp $329	-0.5pp $303	base $276	+0.5pp $249	+1.0pp $221

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $105,000 Active 22 DOM
2. 2026-06-21
   days on market $105,000 Active 21 DOM
3. 2026-06-18
   days on market $105,000 Active 19 DOM
4. 2026-06-17
   days on market $105,000 Active 18 DOM
5. 2026-06-16
   days on market $105,000 Active 17 DOM
6. 2026-06-15
   days on market $105,000 Active 16 DOM
7. 2026-06-13
   days on market $105,000 Active 14 DOM
8. 2026-06-12
   days on market $105,000 Active 13 DOM
9. 2026-06-09
   days on market $105,000 Active 10 DOM
10. 2026-06-08
    days on market $105,000 Active 9 DOM
11. 2026-06-07
    days on market $105,000 Active 8 DOM
12. 2026-06-07
    days on market $105,000 Active 7 DOM
13. 2026-06-04
    days on market $105,000 Active 4 DOM
14. 2026-06-02
    days on market $105,000 Active 3 DOM
15. 2026-06-01
    days on market $105,000 Active 2 DOM
16. 2026-05-31
    remarks 307-char remark
17. 2026-05-31
    listed $105,000 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: $15,219
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,055
• Taxable income: $1,747
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $2,896/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 · 2 photos

Fair 45/100 Cosmetic rehab

A move-in ready single family home with new carpeting, but needs exterior painting and landscaping to enhance its curb appeal and resale value.

Repairs flagged

• Major Paint — Faded paint on exterior
• Minor Landscaping — Some overgrown vegetation

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Faded paint on exterior	Major	$15,000–50,000
Landscaping · Some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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: Newaygo Public School District
• NCES district ID: 2625320
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $41,018
• Composite: 26.52/100
• National rank: #7199
• State rank: #349 of 540 in MI

Livability — Newaygo

• Score: 65/100
• State rank: #470
• US rank: #13352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newaygo, MI
• Population (ZIP): 13,030

Population outlook (Newaygo County) Hauer SSP2

• Today (2025): 46,371 people
• By 2030: 44,879 · -3.2%
• By 2040: 41,107 · -11.4%
• By 2050: 36,800 · -20.6%
• By 2075: 27,507 · -40.7%
• By 2100: 18,600 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 14% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Newaygo

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -4.6pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.4 2016: R+39.6 2012: R+17.4 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.83%
• Current HPI: 310.1533
• 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

• 2026-05-31 Listed $105,000 FSBO.com