15 Backache Bnd · Seville, MI 48832

$68,000

3 bd · 2.0 ba · 1,480 sqft · SingleFamily · 22 Days on market

Built 1997 Fair condition

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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
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Well-maintained and move-in ready 3-bedroom, 2 full bathroom home located in a quiet and peaceful neighborhood. This spacious property features large rooms throughout, offering plenty of space for comfortable everyday living. Enjoy outdoor living with multiple decks, perfect for relaxing, entertaining, or enjoying the surrounding setting. The home also offers handicap accessibility for added convenience and ease of access. Additional exterior features include a 2-car carport for covered parking and a storage shed providing extra room for lawn equipment, tools, or seasonal storage. Reasonable lot rent is $380/mo. and the sale is contingent on the buyer being approved by the park. Any remaining personal property currently in the home or on the property will be removed prior to closing.

Key facts

• Multiple decks
• 2-car carport
• Storage shed

Tags

• HANDICAP ACCESSIBILITY
• MULTIPLE DECKS
• 2-CAR CARPORT
• STORAGE SHED

Property features AI

Finance

• Other: Located in Timber Country mobile home park (Seville Twp, mail city Elwell)
• HOA & community: Pets allowed in the community

Exterior

• Parking: Carport
• Utilities: Natural gas heat fuel; Electric water heater; Community well water; Septic system
• Home design: Manufactured double-wide home; Built in 1997; Residential property
• Construction: Vinyl siding construction; Piers foundation
• Exterior features: Vinyl siding; Deck; Patio; Porch; Shed (outbuilding); Accessible entrance

Interior

• Kitchen: 10 x 10 kitchen; Vinyl flooring in kitchen; Dishwasher; Range/oven; Refrigerator
• Bedrooms: Main-level bedroom; Bedroom sizes approx. 9 x 10, 12 x 13, and 17' (width listed as W=17); Bedrooms with carpet
• Flooring: Carpet in bedrooms, living and dining areas; Vinyl in kitchen and laundry
• Bathrooms: Two full bathrooms; Primary bedroom has an attached bath
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral/vaulted ceilings; Walk-in closet; Window treatments; Great room; Formal dining room
• Laundry & utility: Main-level laundry room (approx. 5 x 8) with vinyl flooring; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $68,000 price doesn't fit this home's estimated sale value (~$167,240) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Alma Public Schools (town): math 28% / reading 44% proficiency, ranked #288 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 47 units permitted in Gratiot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($470 loan paydown + $7k appreciation (10.0% local appreciation)).
• Gratiot County population projected at -14% 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $66,980 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.74% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.35%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $167,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10210 W Monroe	0.29mi	3/2.0	1,280 (-14%)	3mo	$118,000	$92	62
10441 W Monroe Rd	0.13mi	3/2.0	1,630 (+10%)	19mo	$229,000	$140	61
9693 W Monroe Rd	0.69mi	3/2.0	1,284 (-13%)	22mo	$145,000	$113	28

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: 46.6%
• Equity multiple: 4.50×
• Total profit: $66,707
• Equity at exit: $61,254

10-year hold

• IRR: 40.5%
• Equity multiple: 10.09×
• Total profit: $173,150
• Equity at exit: $132,091

Cash invested: $19,040 (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 48832

• Home prices YoY: 4.4%
• Active inventory: 5
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $466

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 56%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $68,000 Active 22 DOM
2. 2026-06-17
   days on market $68,000 Active 21 DOM
3. 2026-06-16
   days on market $68,000 Active 20 DOM
4. 2026-06-15
   days on market $68,000 Active 19 DOM
5. 2026-06-13
   days on market $68,000 Active 17 DOM
6. 2026-06-12
   days on market $68,000 Active 16 DOM
7. 2026-06-09
   days on market $68,000 Active 13 DOM
8. 2026-06-08
   days on market $68,000 Active 12 DOM
9. 2026-06-07
   days on market $68,000 Active 11 DOM
10. 2026-06-07
    days on market $68,000 Active 10 DOM
11. 2026-06-04
    days on market $68,000 Active 7 DOM
12. 2026-06-02
    days on market $68,000 Active 6 DOM
13. 2026-06-01
    days on market $68,000 Active 5 DOM
14. 2026-05-31
    days on market $68,000 Active 4 DOM
15. 2026-05-31
    days on marketlisting id $68,000 Active 3 DOM
16. 2026-05-27
    listed $68,000 Active 794-char remark

    Show marketing remark (794 chars)

    Well-maintained and move-in ready 3-bedroom, 2 full bathroom home located in a quiet and peaceful neighborhood. This spacious property features large rooms throughout, offering plenty of space for comfortable everyday living. Enjoy outdoor living with multiple decks, perfect for relaxing, entertaining, or enjoying the surrounding setting. The home also offers handicap accessibility for added convenience and ease of access. Additional exterior features include a 2-car carport for covered parking and a storage shed providing extra room for lawn equipment, tools, or seasonal storage. Reasonable lot rent is $380/mo. and the sale is contingent on the buyer being approved by the park. Any remaining personal property currently in the home or on the property will be removed prior to closing.

17. 2026-05-27
    listed $68,000 Active

    Show marketing remark (794 chars)

    Well-maintained and move-in ready 3-bedroom, 2 full bathroom home located in a quiet and peaceful neighborhood. This spacious property features large rooms throughout, offering plenty of space for comfortable everyday living. Enjoy outdoor living with multiple decks, perfect for relaxing, entertaining, or enjoying the surrounding setting. The home also offers handicap accessibility for added convenience and ease of access. Additional exterior features include a 2-car carport for covered parking and a storage shed providing extra room for lawn equipment, tools, or seasonal storage. Reasonable lot rent is $380/mo. and the sale is contingent on the buyer being approved by the park. Any remaining personal property currently in the home or on the property will be removed prior to closing.

18. 2020-03-04
    historical
19. 2020-03-04
    historical
20. 2019-09-04
    listed $49,900
21. 2019-09-04
    listed $49,900

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,212
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$1,978
• Taxable income: $4,791
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,438/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily in the kitchen and bathrooms. Clutter removal and minor cleaning would significantly improve its appearance and functionality, making it more attractive for both resale and rental.

Repairs flagged

• Minor Kitchen countertops — Cluttered with items
• Minor Bathroom countertops — Cluttered with items
• Minor Living room carpet — Appears worn

Value-add opportunities

• Both Clutter removal and minor cleaning — Improves aesthetics and functionality
• Both Paint touch-ups — Enhances curb appeal and interior aesthetics
• Both Kitchen and bathroom organization — Maximizes space and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Cluttered with items	Minor	$500–3,000
Bathroom countertops · Cluttered with items	Minor	$500–3,000
Living room carpet · Appears worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Clutter removal and minor cleaning — Improves aesthetics and functionality ↑
• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Kitchen and bathroom organization — Maximizes space and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alma Public Schools
• NCES district ID: 2602640
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $36,651
• Composite: 29.84/100
• National rank: #6415
• State rank: #288 of 540 in MI

Livability — Seville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,291

Population outlook (Gratiot County) Hauer SSP2

• Today (2025): 39,991 people
• By 2030: 38,944 · -2.6%
• By 2040: 36,694 · -8.2%
• By 2050: 34,314 · -14.2%
• By 2075: 27,693 · -30.8%
• By 2100: 20,809 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Romanian 5% Italian 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Gratiot

• 2024 margin: Solid R (+31.3) · D 33.7% · R 65.0% · Other 1.4%
• 2008→2024 swing: -35.7pp toward R · 2008: 4.4pp · 2024: -31.3pp
• All cycles: 2024: R+31.3 2020: R+28.3 2016: R+25.6 2012: R+3.9 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.00%
• Current HPI: 234.9776
• 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

+36.3% since first listed

6 events — show timeline

• 2026-05-27 Listed $68,000 REALCOMP
• 2026-05-27 Listed $68,000 MiRealSource-MiMLS
• 2020-03-04 Listing Removed — REALCOMP
• 2020-03-04 Listing Removed — MiRealSource-MiMLS
• 2019-09-04 Listed $49,900 REALCOMP
• 2019-09-04 Listed $49,900 MiRealSource-MiMLS