12111 W Coral Rd · Maple Valley, MI 49322

$140,000

1 bd · None ba · 1,300 sqft · SingleFamily · 74 Days on market

4.29 ac lot $108/sqft · 44% below area Est $251k · 44% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +10.0/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to set up your own little homestead, Features remodeled Manufactures home with addition sitting on 5 acres (pending split approval) on blacktop rd. Home features large open living concept, 1 large bedroom, Kitchen & dining areaHome only has wood heat, wood stove is reserved, No electric, but the wiring is in the walls, there is some indoor plumbing with an operating drainfield, a room ready to set up as a bathroom, there is a running water, but comes from a neighboring well. couple of outbuildings and garden area. possible land contract

Key facts

• Running water
• Operating drainfield
• Outbuildings

Tags

• 5 ACRES
• LARGE OPEN LIVING CONCEPT
• INDOOR PLUMBING
• OPERATING DRAINFIELD
• RUNNING WATER
• OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-70 ($-841/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (18.9% below list).
• Recommended offer: $114k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lakeview Community Schools (Montcalm) (rural): math 28% / reading 44% proficiency, ranked #281 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeview Elementary School (math 54% / reading 64%, grade B-, #200 of 1,397 statewide, top 16%, 326 students, 70% FRL); Lakeview Middle School (math 24% / reading 39%, grade F, #323 of 493 statewide, top 66%, 338 students, 66% FRL); Lakeview High School (math 27% / reading 47%, grade F, #334 of 713 statewide, top 51%, 366 students, 53% FRL) — zoned schools average 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 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 $113,601 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $251,281
• List price: $140,000
• Delta: -44.29%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.83×
• Total profit: $71,803
• Equity at exit: $126,123

10-year hold

• IRR: 20.3%
• Equity multiple: 6.48×
• Total profit: $214,990
• Equity at exit: $271,989

Cash invested: $39,200 (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 49322

• Home prices YoY: 4.3%
• Active inventory: 8
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-70

Break-even live

Break-even rent $1,225

Max offer price $129,862

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-22	+0% $-70	+5% $-118	+10% $-167
Rent	-10% $-160	-5% $-115	+0% $-70	+5% $-25	+10% $20
Rate	-1.0pp $0	-0.5pp $-34	base $-70	+0.5pp $-106	+1.0pp $-143

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $140,000 Active 74 DOM
2. 2026-06-18
   days on market $140,000 Active 71 DOM
3. 2026-06-17
   days on market $140,000 Active 70 DOM
4. 2026-06-16
   days on market $140,000 Active 69 DOM
5. 2026-06-15
   days on market $140,000 Active 68 DOM
6. 2026-06-14
   days on market $140,000 Active 66 DOM
7. 2026-06-10
   days on market $140,000 Active 63 DOM
8. 2026-06-09
   days on market $140,000 Active 62 DOM
9. 2026-06-08
   days on market $140,000 Active 61 DOM
10. 2026-06-07
    days on market $140,000 Active 60 DOM
11. 2026-06-05
    days on market $140,000 Active 57 DOM
12. 2026-06-03
    days on market $140,000 Active 56 DOM
13. 2026-06-03
    days on market $140,000 Active 55 DOM
14. 2026-06-01
    days on market $140,000 Active 54 DOM
15. 2026-05-31
    days on market $140,000 Active 53 DOM
16. 2026-04-08
    listed $140,000 Active 566-char remark

    Show marketing remark (569 chars)

    Great opportunity to set up your own little homestead, Features remodeled Manufactures home with addition sitting on 5 acres (pending split approval) on blacktop rd. Home features large open living concept, 1 large bedroom, Kitchen & dining area Home only has wood heat, wood stove is reserved, No electric, but the wiring is in the walls, there is some indoor plumbing with an operating drainfield, a room ready to set up as a bathroom, there is a running water, but comes from a neighboring well. couple of outbuildings and garden area. possible land contract

17. 2026-04-08
    listed $140,000 Active 569-char remark

    Show marketing remark (569 chars)

    Great opportunity to set up your own little homestead, Features remodeled Manufactures home with addition sitting on 5 acres (pending split approval) on blacktop rd. Home features large open living concept, 1 large bedroom, Kitchen & dining area Home only has wood heat, wood stove is reserved, No electric, but the wiring is in the walls, there is some indoor plumbing with an operating drainfield, a room ready to set up as a bathroom, there is a running water, but comes from a neighboring well. couple of outbuildings and garden area. possible land contract

18. 2026-04-08
    listed $140,000 Active

    Show marketing remark (569 chars)

    Great opportunity to set up your own little homestead, Features remodeled Manufactures home with addition sitting on 5 acres (pending split approval) on blacktop rd. Home features large open living concept, 1 large bedroom, Kitchen & dining area Home only has wood heat, wood stove is reserved, No electric, but the wiring is in the walls, there is some indoor plumbing with an operating drainfield, a room ready to set up as a bathroom, there is a running water, but comes from a neighboring well. couple of outbuildings and garden area. possible land contract

19. 2020-08-05
    soldstatus $220,000
20. 2011-10-30
    soldstatus $20,000
21. 2003-12-01
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,632
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$4,073
• Taxable loss: −$3,264
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $-57/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: Lakeview Community Schools (Montcalm)
• NCES district ID: 2620910
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $40,513
• Composite: 30.21/100
• National rank: #6303
• State rank: #281 of 540 in MI

Livability — Maple Valley

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

Census & demographics

• Population (ZIP): 1,222

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Romanian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.73%
• Current HPI: 358.984
• 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

+300.0% since first listed

6 events — show timeline

• 2026-04-08 Listed $140,000 REALCOMP
• 2026-04-08 Listed $140,000 MiRealSource-MiMLS
• 2026-04-08 Listed $140,000 SW Michigan MLS
• 2020-08-05 Sold (Public Records) $220,000 Public Records
• 2011-10-30 Sold (Public Records) $20,000 Public Records
• 2003-12-01 Sold (Public Records) $35,000 Public Records