108 E North St · Edmore, MI 48829

$50,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily · 12 Days on market

0.80 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home sits on a spacious corner lot and offers a great opportunity for buyers ready to bring their vision and tools. The property needs significant work throughout, but its layout, natural light, and lot size provide a solid foundation for renovation. Whether you're looking to restore it for personal use or add value as an investment, this home has the potential to become something special.

Key facts

• 0.8 acre lot
• Garage
• Listed 11 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Wood siding exterior; Asphalt roof; Year built not specified
• Exterior features: Corner lot; Wooded lot; Paved road access; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 8 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 67/100 on livability (#380 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Montabella Community Schools (rural): math 20% / reading 36% proficiency, ranked #396 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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.

Recommended offer $50,000

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. 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.
4. 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.
5. 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: 2.70% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.80%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $153,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Home St	0.16mi	2/1.0 (-1)	1,214 (+0%)	10mo	$72,000	$59	79
311 E Pine St	0.38mi	3/1.0	1,156 (-5%)	1mo	$175,000	$151	74
525 S 1st St	0.57mi	3/1.0	1,200 (-1%)	5mo	$80,000	$67	68
209 W Pine St	0.40mi	2/1.0 (-1)	1,200 (-1%)	11mo	$135,000	$113	65
116 Forrest St	0.44mi	3/1.0	1,120 (-8%)	13mo	$50,500	$45	56
322 S Third St	0.40mi	3/1.0	1,075 (-11%)	14mo	$149,900	$139	51
422 W Pine St	0.44mi	3/2.0	1,344 (+11%)	8mo	$200,000	$149	51
510 E Gilson St	0.40mi	3/1.0	1,367 (+13%)	12mo	$165,000	$121	50
430 S 1st St	0.51mi	3/1.0	1,300 (+7%)	23mo	$165,000	$127	45
210 E Gilson St	0.32mi	3/2.0	1,044 (-14%)	20mo	$135,000	$129	41
661 E Main St	0.46mi	2/1.5 (-1)	1,060 (-12%)	13mo	$52,900	$50	40
420 S Second St	0.49mi	2/2.0 (-1)	1,104 (-9%)	24mo	$242,000	$219	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 73.8%
• Equity multiple: 6.23×
• Total profit: $73,170
• Equity at exit: $45,044

10-year hold

• IRR: 67.7%
• Equity multiple: 13.81×
• Total profit: $179,404
• Equity at exit: $97,139

Cash invested: $14,000 (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 48829

• Home prices YoY: 3.6%
• Active inventory: 17
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $721

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 E Main St Apt 21 Edmore, MI	3.0	1.0	1275	$1,350	$1.06	21d	1	0.81mi

Listing history 10 events

1. 2026-06-19
   days on market $50,000 Active 12 DOM
2. 2026-06-18
   days on market $50,000 Active 11 DOM
3. 2026-06-17
   days on market $50,000 Active 10 DOM
4. 2026-06-16
   days on market $50,000 Active 9 DOM
5. 2026-06-15
   days on market $50,000 Active 8 DOM
6. 2026-06-14
   days on market $50,000 Active 6 DOM
7. 2026-06-12
   days on market $50,000 Active 5 DOM
8. 2026-06-09
   days on market $50,000 Active 2 DOM
9. 2026-06-07
   remarks 415-char remark
10. 2026-06-07
    listed $50,000 Active 1 DOM

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

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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$1,455
• Taxable income: $8,353
• Est. tax owed @ 24.0%: −$2,005
• After-tax cash flow: $6,647/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: Montabella Community Schools
• NCES district ID: 2612960
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,806
• Composite: 23.51/100
• National rank: #7867
• State rank: #396 of 540 in MI

Livability — Edmore

• Score: 67/100
• State rank: #380
• US rank: #10120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmore, MI
• Population (ZIP): 3,461

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% French/Haitian/Cajun 0%

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: ▲ 11.78%
• Current HPI: 335.1335
• 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

+525.0% since first listed

5 events — show timeline

• 2026-06-02 Listed $50,000 MiRealSource-MiMLS
• 2026-06-02 Listed $50,000 REALCOMP
• 2026-06-02 Listed $50,000 SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2008-04-12 Listed $8,000 SW Michigan MLS