7508 Townline Rd · Lakeview, MI 48850

$50,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 2 Days on market

Built 1980 1.12 ac lot Est $50k · at est.

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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
• ARV discount +7.4/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity with room to grow! This 2-bedroom, 1- bath modular home sits on 1.12 acres in a great location between popular Tamarack Lake and Townline Lake-perfect for those who love fishing, boating, and enjoying the outdoors. Featuring a durable metal roof only 2 years old and peaceful surroundings, this property offers plenty of potential for investors, first-time buyers, or anyone ready to add their personal touch. With a little work, this could be a cozy full-time residence, weekend getaway, or smart investment. Don't miss your chance to own acreage near two prime recreational lakes at an unbeatable price!

Key facts

• 1.12 acres
• Metal roof
• Modular home

Tags

• MODULAR HOME
• METAL ROOF
• 1.12 ACRES
• RECREATIONAL LAKES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $50k).

Location & tenants

• Location reads 65/100 on livability (#477 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D-, amenities F.
• 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.
• Market conditions: 38 active listings in the ZIP; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $20k; list at $50k implies a 144% gain — meaningful room to come down on a strong offer.

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 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?
3. Crime grade is D 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?
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: 1.78% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $49,896
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7508 Townline Rd	0.00mi	2/1.0	924 (0%)	0mo	$50,000	$54	100

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $14,566
• Equity at exit: $7,455

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $41,909
• Equity at exit: $4,323

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 48850

• Home prices YoY: -22.6%
• Active inventory: 38
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $356

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 55%

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: —

Listing history 14 events

1. 2026-04-25
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Affordable opportunity with room to grow! This 2-bedroom, 1- bath modular home sits on 1.12 acres in a great location between popular Tamarack Lake and Townline Lake-perfect for those who love fishing, boating, and enjoying the outdoors. Featuring a durable metal roof only 2 years old and peaceful surroundings, this property offers plenty of potential for investors, first-time buyers, or anyone ready to add their personal touch. With a little work, this could be a cozy full-time residence, weekend getaway, or smart investment. Don't miss your chance to own acreage near two prime recreational lakes at an unbeatable price!

2. 2026-04-25
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Affordable opportunity with room to grow! This 2-bedroom, 1- bath modular home sits on 1.12 acres in a great location between popular Tamarack Lake and Townline Lake-perfect for those who love fishing, boating, and enjoying the outdoors. Featuring a durable metal roof only 2 years old and peaceful surroundings, this property offers plenty of potential for investors, first-time buyers, or anyone ready to add their personal touch. With a little work, this could be a cozy full-time residence, weekend getaway, or smart investment. Don't miss your chance to own acreage near two prime recreational lakes at an unbeatable price!

3. 2026-04-25
   status Pending

   Show marketing remark (628 chars)

   Affordable opportunity with room to grow! This 2-bedroom, 1- bath modular home sits on 1.12 acres in a great location between popular Tamarack Lake and Townline Lake-perfect for those who love fishing, boating, and enjoying the outdoors. Featuring a durable metal roof only 2 years old and peaceful surroundings, this property offers plenty of potential for investors, first-time buyers, or anyone ready to add their personal touch. With a little work, this could be a cozy full-time residence, weekend getaway, or smart investment. Don't miss your chance to own acreage near two prime recreational lakes at an unbeatable price!

4. 2026-04-23
   listed $50,000 Active 628-char remark

   Show marketing remark (628 chars)

   Affordable opportunity with room to grow! This 2-bedroom, 1- bath modular home sits on 1.12 acres in a great location between popular Tamarack Lake and Townline Lake-perfect for those who love fishing, boating, and enjoying the outdoors. Featuring a durable metal roof only 2 years old and peaceful surroundings, this property offers plenty of potential for investors, first-time buyers, or anyone ready to add their personal touch. With a little work, this could be a cozy full-time residence, weekend getaway, or smart investment. Don't miss your chance to own acreage near two prime recreational lakes at an unbeatable price!

5. 2026-04-23
   listed $50,000 Active 628-char remark

   Show marketing remark (628 chars)

   Affordable opportunity with room to grow! This 2-bedroom, 1- bath modular home sits on 1.12 acres in a great location between popular Tamarack Lake and Townline Lake-perfect for those who love fishing, boating, and enjoying the outdoors. Featuring a durable metal roof only 2 years old and peaceful surroundings, this property offers plenty of potential for investors, first-time buyers, or anyone ready to add their personal touch. With a little work, this could be a cozy full-time residence, weekend getaway, or smart investment. Don't miss your chance to own acreage near two prime recreational lakes at an unbeatable price!

6. 2026-04-23
   listed $50,000 Active

   Show marketing remark (628 chars)

   Affordable opportunity with room to grow! This 2-bedroom, 1- bath modular home sits on 1.12 acres in a great location between popular Tamarack Lake and Townline Lake-perfect for those who love fishing, boating, and enjoying the outdoors. Featuring a durable metal roof only 2 years old and peaceful surroundings, this property offers plenty of potential for investors, first-time buyers, or anyone ready to add their personal touch. With a little work, this could be a cozy full-time residence, weekend getaway, or smart investment. Don't miss your chance to own acreage near two prime recreational lakes at an unbeatable price!

7. 2014-09-16
   historical
8. 2009-11-13
   soldstatus $20,500
9. 2007-04-10
   historical
10. 2006-10-10
    listed $49,900
11. 2006-10-10
    listed $49,900
12. 2003-04-29
    soldstatus $39,000
13. 2003-01-03
    soldstatus $39,000
14. 1999-11-30
    soldstatus $22,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $10,652
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,455
• Taxable income: $3,692
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $3,382/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 — Lakeview

• Score: 65/100
• State rank: #477
• US rank: #13534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,526

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 (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Polish 4% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% 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: ▼ -80.28%
• Current HPI: 275.5563
• 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

+127.3% since first listed

14 events — show timeline

• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-25 Pending — SW Michigan MLS
• 2026-04-23 Listed $50,000 REALCOMP
• 2026-04-23 Listed $50,000 SW Michigan MLS
• 2026-04-23 Listed $50,000 MiRealSource-MiMLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2009-11-13 Sold (Public Records) $20,500 Public Records
• 2007-04-10 Listing Removed — REALCOMP
• 2006-10-10 Listed $49,900 REALCOMP
• 2006-10-10 Listed $49,900 SW Michigan MLS
• 2003-04-29 Sold (Public Records) $39,000 Public Records
• 2003-01-03 Sold (Public Records) $39,000 Public Records
• 1999-11-30 Sold (Public Records) $22,000 Public Records