706 Freedom Ct · Potterville, MI 48876

$55,900

5 bd · 2.0 ba · 2,128 sqft · Other · 547 Days on market

Built 2024 $26/sqft · 19% above area Est $47k · 19% over ↓ 38% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 BEDROOM HOUSE!!!

Key facts

• Built 2024
• Listed 547 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $56k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 1.6% in Potterville — 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 71/100 on livability (#271 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Potterville Public Schools (rural): math 20% / reading 39% proficiency, ranked #359 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $386 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 547 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $34k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $49,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 547 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. 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: 2.48% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.49%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (median comp): $47,115
• List price: $55,900
• Delta: 18.65%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 52.7%
• Equity multiple: 3.31×
• Total profit: $36,229
• Equity at exit: $8,335

10-year hold

• IRR: 57.9%
• Equity multiple: 6.74×
• Total profit: $89,920
• Equity at exit: $4,833

Cash invested: $15,652 (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 48876

• Home prices YoY: -31.9%
• Active inventory: 55
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $711

Break-even live

Break-even rent $489

Max offer price $55,900

Occupancy floor 44%

Sensitivity live

Price	-10% $749	-5% $730	+0% $711	+5% $691	+10% $672
Rent	-10% $601	-5% $656	+0% $711	+5% $766	+10% $820
Rate	-1.0pp $739	-0.5pp $725	base $711	+0.5pp $696	+1.0pp $681

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $55,900 Active 547 DOM
2. 2026-06-17
   days on market $55,900 Active 546 DOM
3. 2026-06-16
   days on market $55,900 Active 545 DOM
4. 2026-06-15
   days on market $55,900 Active 544 DOM
5. 2026-06-14
   days on market $55,900 Active 542 DOM
6. 2026-06-13
   days on market $55,900 Active 541 DOM
7. 2026-06-10
   days on market $55,900 Active 539 DOM
8. 2026-06-09
   days on market $55,900 Active 538 DOM
9. 2026-06-08
   days on market $55,900 Active 537 DOM
10. 2026-06-07
    days on market $55,900 Active 536 DOM
11. 2026-06-03
    days on market $55,900 Active 532 DOM
12. 2026-06-02
    days on market $55,900 Active 531 DOM
13. 2026-06-01
    days on market $55,900 Active 530 DOM
14. 2026-05-31
    days on market $55,900 Active 529 DOM
15. 2026-05-30
    days on market $55,900 Active 528 DOM
16. 2025-03-30
    price $55,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

17. 2025-03-03
    price $89,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

18. 2025-03-02
    price $86,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

19. 2025-02-14
    price $89,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

20. 2025-02-02
    price $105,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

21. 2025-02-01
    status Active 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

22. 2025-02-01
    price $89,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

23. 2025-02-01
    historical 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

24. 2025-02-01
    price $55,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

25. 2025-01-28
    price $89,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

26. 2025-01-16
    price $55,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

27. 2025-01-01
    status Active 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

28. 2025-01-01
    price $89,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

29. 2025-01-01
    historical 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

30. 2024-12-31
    price $86,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

31. 2024-12-31
    status Active 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

32. 2024-12-31
    historical 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

33. 2024-12-22
    price $89,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

34. 2024-12-22
    price $45,900 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

35. 2024-12-18
    listed $89,900 Active 18-char remark

    Show marketing remark (18 chars)

    5 BEDROOM HOUSE!!!

ⓘ 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: $16,664
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$280
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$1,626
• Taxable income: $8,122
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $6,579/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: Potterville Public Schools
• NCES district ID: 2629160
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $51,786
• Composite: 25.89/100
• National rank: #7341
• State rank: #359 of 540 in MI

Livability — Potterville

• Score: 71/100
• State rank: #271
• US rank: #6739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potterville, MI
• Population (ZIP): 4,301

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.98%
• Current HPI: 162.0985
• 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

-37.8% since first listed

20 events — show timeline

• 2025-03-30 Price Changed $55,900 Zillow
• 2025-03-03 Price Changed $89,900 Zillow
• 2025-03-02 Price Changed $86,900 Zillow
• 2025-02-14 Price Changed $89,900 Zillow
• 2025-02-02 Price Changed $105,900 Zillow
• 2025-02-01 Price Changed $89,900 Zillow
• 2025-02-01 Relisted — Zillow
• 2025-02-01 Delisted — Zillow
• 2025-02-01 Price Changed $55,900 Zillow
• 2025-01-28 Price Changed $89,900 Zillow
• 2025-01-16 Price Changed $55,900 Zillow
• 2025-01-01 Price Changed $89,900 Zillow
• 2025-01-01 Relisted — Zillow
• 2025-01-01 Delisted — Zillow
• 2024-12-31 Price Changed $86,900 Zillow
• 2024-12-31 Relisted — Zillow
• 2024-12-31 Delisted — Zillow
• 2024-12-22 Price Changed $89,900 Zillow
• 2024-12-22 Price Changed $45,900 Zillow
• 2024-12-18 Listed $89,900 Zillow

Property tax history

-9.9%/yr

Latest (2025): $19 · -43.3% YoY. Source: county tax records.