2830 Hayes Rd · Muir, MI 48860

$179,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 26 Days on market

Built 1989 1.49 ac lot $153/sqft · 31% below area Est $259k · 31% under

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Why this score? — see what drove the D 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
• Appreciation +9.0/10.0
• Cash flow +5.8/30.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome back to 2830 Hayes RD, Muir MIch. 3 bedroom 2 bath manufactured home located east of Ionia Mi in Lyons Twp. This is the 2nd time this has been on the market but now at a reduced price. This property sits on a partially wooded 1.49 acre site with a 2 stall garage, newer windows and appliances, newer pole barn(per twp 1200 sq ft built in 2020) and additional sheds for all your storage needs. This could be a great opportunity for an investor or an owner occupant. Looking for an investment or a second home in the country this may be the 1 for you. Set your appointment and see it soon. Agents please read the agent remarks. Thx. Seller is motivated and open to ALL OFFERS!

Key facts

• Newer appliances
• Additional sheds
• Newer windows

Tags

• 2 STALL GARAGE
• NEWER WINDOWS
• NEWER APPLIANCES
• NEWER POLE BARN
• ADDITIONAL SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (43.0% below list).
• Recommended offer: $102k (43.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#659 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Ionia Public Schools (town): math 23% / reading 39% proficiency, ranked #353 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Twin Rivers Elementary School (math 12% / reading 32%, grade F, #1,035 of 1,397 statewide, top 77%, 188 students, 68% FRL); Ionia Middle School (math 26% / reading 40%, grade F, #306 of 493 statewide, top 63%, 664 students, 61% FRL); Ionia High School (math 32% / reading 52%, grade F, #264 of 713 statewide, top 41%, 805 students, 51% FRL).
• Market conditions: 10 active listings in the ZIP; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.1% local appreciation)).
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y 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.
• Current owner paid $28k; list at $180k implies a 542% gain — meaningful room to come down on a strong offer.

Recommended offer $102,479 (43.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.51%
• DSCR: 0.62
• GRM: 14.6

CMA / ARV

• ARV (median comp): $258,975
• List price: $179,900
• Delta: -30.53%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7340 Nickleplate Rd	0.36mi	2/2.0	1,288 (+10%)	17mo	$400,000	$311	49

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

Projected returns pro-forma

8.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 2.04×
• Total profit: $52,311
• Equity at exit: $137,727

10-year hold

• IRR: 13.9%
• Equity multiple: 4.35×
• Total profit: $168,657
• Equity at exit: $274,397

Cash invested: $50,372 (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 48860

• Home prices YoY: 3.0%
• Active inventory: 10
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$148 /mo · $1,782/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-357

Break-even live

Break-even rent $1,477

Max offer price $116,786

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-306	+0% $-357	+5% $-408	+10% $-459
Rent	-10% $-438	-5% $-398	+0% $-357	+5% $-317	+10% $-276
Rate	-1.0pp $-267	-0.5pp $-312	base $-357	+0.5pp $-404	+1.0pp $-451

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-14
   listing id $179,900 Pending 26 DOM
2. 2026-05-07
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Welcome back to 2830 Hayes RD, Muir MIch. 3 bedroom 2 bath manufactured home located east of Ionia Mi in Lyons Twp. This is the 2nd time this has been on the market but now at a reduced price. This property sits on a partially wooded 1.49 acre site with a 2 stall garage, newer windows and appliances, newer pole barn(per twp 1200 sq ft built in 2020) and additional sheds for all your storage needs. This could be a great opportunity for an investor or an owner occupant. Looking for an investment or a second home in the country this may be the 1 for you. Set your appointment and see it soon. Agents please read the agent remarks. Thx. Seller is motivated and open to ALL OFFERS!

3. 2026-05-07
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Welcome back to 2830 Hayes RD, Muir MIch. 3 bedroom 2 bath manufactured home located east of Ionia Mi in Lyons Twp. This is the 2nd time this has been on the market but now at a reduced price. This property sits on a partially wooded 1.49 acre site with a 2 stall garage, newer windows and appliances, newer pole barn(per twp 1200 sq ft built in 2020) and additional sheds for all your storage needs. This could be a great opportunity for an investor or an owner occupant. Looking for an investment or a second home in the country this may be the 1 for you. Set your appointment and see it soon. Agents please read the agent remarks. Thx. Seller is motivated and open to ALL OFFERS!

4. 2026-05-07
   status Pending

   Show marketing remark (682 chars)

   Welcome back to 2830 Hayes RD, Muir MIch. 3 bedroom 2 bath manufactured home located east of Ionia Mi in Lyons Twp. This is the 2nd time this has been on the market but now at a reduced price. This property sits on a partially wooded 1.49 acre site with a 2 stall garage, newer windows and appliances, newer pole barn(per twp 1200 sq ft built in 2020) and additional sheds for all your storage needs. This could be a great opportunity for an investor or an owner occupant. Looking for an investment or a second home in the country this may be the 1 for you. Set your appointment and see it soon. Agents please read the agent remarks. Thx. Seller is motivated and open to ALL OFFERS!

5. 2026-04-11
   listed $179,900 Active 682-char remark

   Show marketing remark (682 chars)

   Welcome back to 2830 Hayes RD, Muir MIch. 3 bedroom 2 bath manufactured home located east of Ionia Mi in Lyons Twp. This is the 2nd time this has been on the market but now at a reduced price. This property sits on a partially wooded 1.49 acre site with a 2 stall garage, newer windows and appliances, newer pole barn(per twp 1200 sq ft built in 2020) and additional sheds for all your storage needs. This could be a great opportunity for an investor or an owner occupant. Looking for an investment or a second home in the country this may be the 1 for you. Set your appointment and see it soon. Agents please read the agent remarks. Thx. Seller is motivated and open to ALL OFFERS!

6. 2026-04-10
   listed $179,900 Active 682-char remark

   Show marketing remark (682 chars)

   Welcome back to 2830 Hayes RD, Muir MIch. 3 bedroom 2 bath manufactured home located east of Ionia Mi in Lyons Twp. This is the 2nd time this has been on the market but now at a reduced price. This property sits on a partially wooded 1.49 acre site with a 2 stall garage, newer windows and appliances, newer pole barn(per twp 1200 sq ft built in 2020) and additional sheds for all your storage needs. This could be a great opportunity for an investor or an owner occupant. Looking for an investment or a second home in the country this may be the 1 for you. Set your appointment and see it soon. Agents please read the agent remarks. Thx. Seller is motivated and open to ALL OFFERS!

7. 2026-04-10
   listed $179,900 Active

   Show marketing remark (682 chars)

   Welcome back to 2830 Hayes RD, Muir MIch. 3 bedroom 2 bath manufactured home located east of Ionia Mi in Lyons Twp. This is the 2nd time this has been on the market but now at a reduced price. This property sits on a partially wooded 1.49 acre site with a 2 stall garage, newer windows and appliances, newer pole barn(per twp 1200 sq ft built in 2020) and additional sheds for all your storage needs. This could be a great opportunity for an investor or an owner occupant. Looking for an investment or a second home in the country this may be the 1 for you. Set your appointment and see it soon. Agents please read the agent remarks. Thx. Seller is motivated and open to ALL OFFERS!

8. 2025-12-07
   historical
9. 2025-12-07
   historical
10. 2025-11-13
    price $179,999
11. 2025-11-12
    price $179,999
12. 2025-09-07
    listed $187,000 Active
13. 2025-09-06
    listed $187,000 Active
14. 2025-09-06
    historical
15. 2025-08-12
    price $187,000
16. 2025-08-11
    price $187,000
17. 2025-08-11
    price $187,000
18. 2025-07-28
    status Active
19. 2025-07-28
    status Active
20. 2025-07-24
    status Pending
21. 2025-07-24
    status Pending
22. 2025-07-24
    historical
23. 2025-04-25
    listed $197,500 Active
24. 2025-04-24
    listed $197,500 Active
25. 2021-06-05
    price $34,900
26. 2016-06-24
    soldstatus $28,000
27. 2016-06-20
    historical
28. 2016-06-16
    soldstatus $28,000 Sold
29. 2016-06-16
    soldstatus $28,000 Sold
30. 2016-06-16
    soldstatus $28,000
31. 2016-06-02
    status Pending
32. 2016-05-17
    price $34,900
33. 2016-05-11
    historical
34. 2016-05-02
    listed $42,900 Active
35. 2016-05-02
    listed $42,900 Active
36. 2016-05-02
    listed $34,900

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,782 · $148/mo
• Projected year-2 tax: $2,276 · $190/mo
• Expected delta: +$494/yr (+$41/mo · 27.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,297
• − Mortgage interest: −$10,077
• − Property taxes: −$1,782
• − Insurance: −$900
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$5,233
• Taxable loss: −$7,662
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-2,448/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: Ionia Public Schools
• NCES district ID: 2619250
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,130
• Composite: 26.12/100
• National rank: #7283
• State rank: #353 of 540 in MI

Livability — Muir

• Score: 56/100
• State rank: #659
• US rank: #22744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,395

Population outlook (Ionia County) Hauer SSP2

• Today (2025): 63,958 people
• By 2030: 63,321 · -1.0%
• By 2040: 61,544 · -3.8%
• By 2050: 58,682 · -8.2%
• By 2075: 48,909 · -23.5%
• By 2100: 35,867 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ionia

• 2024 margin: Solid R (+31.9) · D 33.3% · R 65.2% · Other 1.5%
• 2008→2024 swing: -26.0pp toward R · 2008: -5.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+30.3 2016: R+31.0 2012: R+12.8 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.09%
• Current HPI: 281.6029
• 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

+415.5% since first listed

35 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — SW Michigan MLS
• 2026-04-11 Listed $179,900 REALCOMP
• 2026-04-10 Listed $179,900 SW Michigan MLS
• 2026-04-10 Listed $179,900 MiRealSource-MiMLS
• 2025-12-07 Listing Removed — MiRealSource-MiMLS
• 2025-12-07 Listing Removed — REALCOMP
• 2025-11-13 Price Changed $179,999 MiRealSource-MiMLS
• 2025-11-12 Price Changed $179,999 REALCOMP
• 2025-09-07 Listed $187,000 REALCOMP
• 2025-09-06 Listing Removed — MiRealSource-MiMLS
• 2025-09-06 Listed $187,000 MiRealSource-MiMLS
• 2025-08-12 Price Changed $187,000 MiRealSource-MiMLS
• 2025-08-11 Price Changed $187,000 REALCOMP
• 2025-08-11 Price Changed $187,000 SW Michigan MLS
• 2025-07-28 Relisted — REALCOMP
• 2025-07-28 Relisted — MiRealSource-MiMLS
• 2025-07-24 Pending — MiRealSource-MiMLS
• 2025-07-24 Pending — REALCOMP
• 2025-07-24 Listing Removed — REALCOMP
• 2025-04-25 Listed $197,500 REALCOMP
• 2025-04-24 Listed $197,500 MiRealSource-MiMLS
• 2021-06-05 Price Changed $34,900 REALCOMP
• 2016-06-24 Sold (Public Records) $28,000 Public Records
• 2016-06-20 Listing Removed — SW Michigan MLS
• 2016-06-16 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2016-06-16 Sold (MLS) $28,000 SW Michigan MLS
• 2016-06-16 Sold (MLS) $28,000 REALCOMP
• 2016-06-02 Pending — SW Michigan MLS
• 2016-05-17 Price Changed $34,900 SW Michigan MLS
• 2016-05-11 Listing Removed — REALCOMP
• 2016-05-02 Listed $42,900 REALCOMP
• 2016-05-02 Listed $42,900 SW Michigan MLS
• 2016-05-02 Listed $34,900 MiRealSource-MiMLS

Property tax history

+6.8%/yr

Latest (2025): $1,782 · +3.0% YoY. Source: county tax records.