25113 12th Ave · Gobles, MI 49055

$149,900

5 bd · 2.0 ba · 3,196 sqft · SingleFamily public records · 144 Days on market

Built 1985 5.49 ac lot $47/sqft · 63% below area

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront Retreat with Endless Potential in Gobles!Discover the perfect blend of privacy, space, and recreation with this 5 bedroom, 3 full bath ranch situated on 5.5 sprawling acres. Boasting an impressive 470 feet of private frontage on Long Lake, this property is a rare find for those seeking a tranquil lifestyle or a high-performing investment while enjoying stunning lake views! The spacious ranch layout includes 5 bedrooms, offering plenty of space for family, guests, or a home office. The Workshop of Your Dreams: A massive 30 x 40 pole barn provides 4 dedicated parking spaces and ample storage for boats, snowmobiles, and lake toys. Location, Location: Just 2 miles from Timber Ridge Ski Area, making this an ideal year-round destination. This home is a canvas waiting for your vision. While it needs some ''personal touches'' to shine, the bones are there to restore it into a priemier private retreat. Whether you are looking to create a custom forever home or a lucrative

Key facts

• Massive pole barn
• Waterfront retreat
• Private frontage

Tags

• WATERFRONT RETREAT
• PRIVATE FRONTAGE
• MASSIVE POLE BARN
• DEDICATED PARKING SPACES
• AMPLE STORAGE
• YEAR ROUND DESTINATION

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (0.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#617 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Gobles Public School District (rural): math 34% / reading 50% proficiency, ranked #181 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $150k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.00% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $406,658
• List price: $149,900
• Delta: -63.14%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,922
• Equity at exit: $22,351

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $16,184
• Equity at exit: $12,961

Cash invested: $41,972 (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 49055

• Active inventory: 48
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $274

Break-even live

Break-even rent $1,152

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $358	-5% $316	+0% $274	+5% $231	+10% $189
Rent	-10% $155	-5% $214	+0% $274	+5% $333	+10% $392
Rate	-1.0pp $349	-0.5pp $312	base $274	+0.5pp $235	+1.0pp $195

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-02
   status $149,900 Pending 144 DOM
2. 2026-06-01
   days on market $149,900 Active 144 DOM
3. 2026-05-31
   days on market $149,900 Active 143 DOM
4. 2026-05-30
   days on market $149,900 Active 142 DOM
5. 2026-05-06
   price $149,900 988-char remark

   Show marketing remark (1417 chars)

   Waterfront Retreat with Endless Potential in Gobles!Discover the perfect blend of privacy, space, and recreation with this 5 bedroom, 3 full bath ranch situated on 5.5 sprawling acres. Boasting an impressive 470 feet of private frontage on Long Lake, this property is a rare find for those seeking a tranquil lifestyle or a high-performing investment while enjoying stunning lake views! The spacious ranch layout includes 5 bedrooms, offering plenty of space for family, guests, or a home office. The Workshop of Your Dreams: A massive 30 x 40 pole barn provides 4 dedicated parking spaces and ample storage for boats, snowmobiles, and lake toys. Location, Location: Just 2 miles from Timber Ridge Ski Area, making this an ideal year-round destination. This home is a canvas waiting for your vision. While it needs some ''personal touches'' to shine, the bones are there to restore it into a priemier private retreat. Whether you are looking to create a custom forever home or a lucrativerecreational rental for skiers and lake lovers alike, the sweat equity here will pay off in dividends. Winter Sports: Minutes away from the slopes of Timber Ridge for skiing, snowboarding and tubing. 5.5 acres ensures peace, quiet, and plenty of room for outdoor activities. Don't miss this chance to own a massive slice of Michigan paradise! Bring your tools and your imagination to unlock the full beauty of this Long Lake gem.

6. 2026-05-06
   price $149,900 1417-char remark

   Show marketing remark (1417 chars)

   Waterfront Retreat with Endless Potential in Gobles!Discover the perfect blend of privacy, space, and recreation with this 5 bedroom, 3 full bath ranch situated on 5.5 sprawling acres. Boasting an impressive 470 feet of private frontage on Long Lake, this property is a rare find for those seeking a tranquil lifestyle or a high-performing investment while enjoying stunning lake views! The spacious ranch layout includes 5 bedrooms, offering plenty of space for family, guests, or a home office. The Workshop of Your Dreams: A massive 30 x 40 pole barn provides 4 dedicated parking spaces and ample storage for boats, snowmobiles, and lake toys. Location, Location: Just 2 miles from Timber Ridge Ski Area, making this an ideal year-round destination. This home is a canvas waiting for your vision. While it needs some ''personal touches'' to shine, the bones are there to restore it into a priemier private retreat. Whether you are looking to create a custom forever home or a lucrativerecreational rental for skiers and lake lovers alike, the sweat equity here will pay off in dividends. Winter Sports: Minutes away from the slopes of Timber Ridge for skiing, snowboarding and tubing. 5.5 acres ensures peace, quiet, and plenty of room for outdoor activities. Don't miss this chance to own a massive slice of Michigan paradise! Bring your tools and your imagination to unlock the full beauty of this Long Lake gem.

7. 2026-05-06
   price $149,900

   Show marketing remark (1417 chars)

   Waterfront Retreat with Endless Potential in Gobles!Discover the perfect blend of privacy, space, and recreation with this 5 bedroom, 3 full bath ranch situated on 5.5 sprawling acres. Boasting an impressive 470 feet of private frontage on Long Lake, this property is a rare find for those seeking a tranquil lifestyle or a high-performing investment while enjoying stunning lake views! The spacious ranch layout includes 5 bedrooms, offering plenty of space for family, guests, or a home office. The Workshop of Your Dreams: A massive 30 x 40 pole barn provides 4 dedicated parking spaces and ample storage for boats, snowmobiles, and lake toys. Location, Location: Just 2 miles from Timber Ridge Ski Area, making this an ideal year-round destination. This home is a canvas waiting for your vision. While it needs some ''personal touches'' to shine, the bones are there to restore it into a priemier private retreat. Whether you are looking to create a custom forever home or a lucrativerecreational rental for skiers and lake lovers alike, the sweat equity here will pay off in dividends. Winter Sports: Minutes away from the slopes of Timber Ridge for skiing, snowboarding and tubing. 5.5 acres ensures peace, quiet, and plenty of room for outdoor activities. Don't miss this chance to own a massive slice of Michigan paradise! Bring your tools and your imagination to unlock the full beauty of this Long Lake gem.

8. 2026-01-08
   listed $199,900 Active 988-char remark

   Show marketing remark (1417 chars)

   Waterfront Retreat with Endless Potential in Gobles!Discover the perfect blend of privacy, space, and recreation with this 5 bedroom, 3 full bath ranch situated on 5.5 sprawling acres. Boasting an impressive 470 feet of private frontage on Long Lake, this property is a rare find for those seeking a tranquil lifestyle or a high-performing investment while enjoying stunning lake views! The spacious ranch layout includes 5 bedrooms, offering plenty of space for family, guests, or a home office. The Workshop of Your Dreams: A massive 30 x 40 pole barn provides 4 dedicated parking spaces and ample storage for boats, snowmobiles, and lake toys. Location, Location: Just 2 miles from Timber Ridge Ski Area, making this an ideal year-round destination. This home is a canvas waiting for your vision. While it needs some ''personal touches'' to shine, the bones are there to restore it into a priemier private retreat. Whether you are looking to create a custom forever home or a lucrativerecreational rental for skiers and lake lovers alike, the sweat equity here will pay off in dividends. Winter Sports: Minutes away from the slopes of Timber Ridge for skiing, snowboarding and tubing. 5.5 acres ensures peace, quiet, and plenty of room for outdoor activities. Don't miss this chance to own a massive slice of Michigan paradise! Bring your tools and your imagination to unlock the full beauty of this Long Lake gem.

9. 2026-01-08
   listed $199,900 Active 1417-char remark

   Show marketing remark (1417 chars)

   Waterfront Retreat with Endless Potential in Gobles!Discover the perfect blend of privacy, space, and recreation with this 5 bedroom, 3 full bath ranch situated on 5.5 sprawling acres. Boasting an impressive 470 feet of private frontage on Long Lake, this property is a rare find for those seeking a tranquil lifestyle or a high-performing investment while enjoying stunning lake views! The spacious ranch layout includes 5 bedrooms, offering plenty of space for family, guests, or a home office. The Workshop of Your Dreams: A massive 30 x 40 pole barn provides 4 dedicated parking spaces and ample storage for boats, snowmobiles, and lake toys. Location, Location: Just 2 miles from Timber Ridge Ski Area, making this an ideal year-round destination. This home is a canvas waiting for your vision. While it needs some ''personal touches'' to shine, the bones are there to restore it into a priemier private retreat. Whether you are looking to create a custom forever home or a lucrativerecreational rental for skiers and lake lovers alike, the sweat equity here will pay off in dividends. Winter Sports: Minutes away from the slopes of Timber Ridge for skiing, snowboarding and tubing. 5.5 acres ensures peace, quiet, and plenty of room for outdoor activities. Don't miss this chance to own a massive slice of Michigan paradise! Bring your tools and your imagination to unlock the full beauty of this Long Lake gem.

10. 2026-01-08
    listed $199,900 Active

    Show marketing remark (1417 chars)

    Waterfront Retreat with Endless Potential in Gobles!Discover the perfect blend of privacy, space, and recreation with this 5 bedroom, 3 full bath ranch situated on 5.5 sprawling acres. Boasting an impressive 470 feet of private frontage on Long Lake, this property is a rare find for those seeking a tranquil lifestyle or a high-performing investment while enjoying stunning lake views! The spacious ranch layout includes 5 bedrooms, offering plenty of space for family, guests, or a home office. The Workshop of Your Dreams: A massive 30 x 40 pole barn provides 4 dedicated parking spaces and ample storage for boats, snowmobiles, and lake toys. Location, Location: Just 2 miles from Timber Ridge Ski Area, making this an ideal year-round destination. This home is a canvas waiting for your vision. While it needs some ''personal touches'' to shine, the bones are there to restore it into a priemier private retreat. Whether you are looking to create a custom forever home or a lucrativerecreational rental for skiers and lake lovers alike, the sweat equity here will pay off in dividends. Winter Sports: Minutes away from the slopes of Timber Ridge for skiing, snowboarding and tubing. 5.5 acres ensures peace, quiet, and plenty of room for outdoor activities. Don't miss this chance to own a massive slice of Michigan paradise! Bring your tools and your imagination to unlock the full beauty of this Long Lake gem.

11. 2015-01-24
    historical
12. 2011-03-04
    soldstatus $33,700
13. 2011-03-04
    soldstatus $33,700
14. 2011-01-25
    listed $39,000
15. 2011-01-25
    listed $39,000
16. 2008-12-03
    soldstatus $130,494
17. 2006-05-24
    soldstatus $128,000
18. 2006-05-19
    soldstatus $128,000
19. 2006-05-19
    soldstatus $128,000
20. 2005-11-01
    listed $124,900
21. 2005-11-01
    listed $124,900
22. 2005-10-27
    historical
23. 2005-04-27
    listed $124,900
24. 2005-04-27
    listed $124,900

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $1,524 · $127/mo
• Expected delta: +$785/yr (+$65/mo · 106.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 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: $17,980
• − Mortgage interest: −$8,397
• − Property taxes: −$739
• − Insurance: −$750
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,361
• Taxable income: $857
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $3,077/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: Gobles Public School District
• NCES district ID: 2616050
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $49,458
• Composite: 36.04/100
• National rank: #4774
• State rank: #181 of 540 in MI

Livability — Gobles

• Score: 58/100
• State rank: #617
• US rank: #20701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,963

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Lithuanian 6% Romanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -153.74%
• Current HPI: 223.7563
• 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

+20.0% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $149,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $149,900 REALCOMP
• 2026-05-06 Price Changed $149,900 SW Michigan MLS
• 2026-01-08 Listed $199,900 SW Michigan MLS
• 2026-01-08 Listed $199,900 REALCOMP
• 2026-01-08 Listed $199,900 MiRealSource-MiMLS
• 2015-01-24 Listing Removed — SW Michigan MLS
• 2011-03-04 Sold (MLS) $33,700 REALCOMP
• 2011-03-04 Sold (MLS) $33,700 SW Michigan MLS
• 2011-01-25 Listed $39,000 REALCOMP
• 2011-01-25 Listed $39,000 SW Michigan MLS
• 2008-12-03 Sold (Public Records) $130,494 Public Records
• 2006-05-24 Sold (Public Records) $128,000 Public Records
• 2006-05-19 Sold (MLS) $128,000 REALCOMP
• 2006-05-19 Sold (MLS) $128,000 SW Michigan MLS
• 2005-11-01 Listed $124,900 REALCOMP
• 2005-11-01 Listed $124,900 SW Michigan MLS
• 2005-10-27 Listing Removed — REALCOMP
• 2005-04-27 Listed $124,900 REALCOMP
• 2005-04-27 Listed $124,900 SW Michigan MLS

Property tax history

-11.4%/yr

Latest (2025): $739 · -80.6% YoY. Source: county tax records.