200 N Clark St · Mesick, MI 49668

$69,900

2 bd · 1.0 ba · 735 sqft · SingleFamily · 178 Days on market

Built 1972 0.50 ac lot $95/sqft · 28% below area Est $97k · 28% under ↓ 13% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

?? STOP SCROLLING - THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else‚ ¦ this is your chance to actually get into a home without breaking the bank. Now just $74,900 - and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ‚ ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, its simple, solid, and ready to go-no waiting, no major projects, just move in and start living. Outside? Youve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

Key facts

• Move-in ready
• Outdoor space
• Garden shed

Tags

• MOVE-IN READY
• OUTDOOR SPACE
• DETACHED GARAGE
• GARDEN SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#532 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing A-; Watch: schools F, crime F, amenities F.
• Mesick Consolidated Schools (rural): math 25% / reading 47% proficiency, ranked #286 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 130 units permitted in Wexford County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Wexford County population projected at -15% 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 6.2

CMA / ARV

• ARV (median comp): $96,956
• List price: $69,900
• Delta: -27.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 S Clark St	0.59mi	2/1.0	648 (-12%)	12mo	$55,000	$85	43

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: 39.5%
• Equity multiple: 4.03×
• Total profit: $59,218
• Equity at exit: $62,971

10-year hold

• IRR: 34.0%
• Equity multiple: 9.06×
• Total profit: $157,670
• Equity at exit: $135,800

Cash invested: $19,572 (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 49668

• Home prices YoY: 27.8%
• Active inventory: 20
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $333

Break-even live

Break-even rent $519

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $372	-5% $352	+0% $333	+5% $313	+10% $293
Rent	-10% $258	-5% $295	+0% $333	+5% $370	+10% $407
Rate	-1.0pp $368	-0.5pp $350	base $333	+0.5pp $314	+1.0pp $296

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   statusdays on market $69,900 Pending 178 DOM
2. 2026-06-13
   days on market $69,900 Active Under Contract 177 DOM
3. 2026-06-12
   days on market $69,900 Active Under Contract 176 DOM
4. 2026-06-09
   days on market $69,900 Active Under Contract 173 DOM
5. 2026-06-08
   days on market $69,900 Active Under Contract 172 DOM
6. 2026-06-07
   days on market $69,900 Active Under Contract 171 DOM
7. 2026-06-07
   days on market $69,900 Active Under Contract 170 DOM
8. 2026-06-04
   days on market $69,900 Active Under Contract 167 DOM
9. 2026-06-02
   days on market $69,900 Active Under Contract 166 DOM
10. 2026-06-01
    days on market $69,900 Active Under Contract 165 DOM
11. 2026-05-31
    days on market $69,900 Active Under Contract 164 DOM
12. 2026-05-31
    days on market $69,900 Active Under Contract 163 DOM
13. 2026-05-14
    historical Active Under Contract 728-char remark

    Show marketing remark (826 chars)

    ?? STOP SCROLLING — THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else… this is your chance to actually get into a home without breaking the bank. Now just $74,900 — and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, it’s simple, solid, and ready to go—no waiting, no major projects, just move in and start living. Outside? You’ve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

14. 2026-05-14
    historical Accepting Backup Offers 826-char remark

    Show marketing remark (826 chars)

    ?? STOP SCROLLING — THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else… this is your chance to actually get into a home without breaking the bank. Now just $74,900 — and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, it’s simple, solid, and ready to go—no waiting, no major projects, just move in and start living. Outside? You’ve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

15. 2026-05-01
    price $69,900 826-char remark

    Show marketing remark (728 chars)

    ?? STOP SCROLLING - THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else‚ ¦ this is your chance to actually get into a home without breaking the bank. Now just $74,900 - and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ‚ ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, its simple, solid, and ready to go-no waiting, no major projects, just move in and start living. Outside? Youve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

16. 2026-05-01
    price $69,900 728-char remark

    Show marketing remark (728 chars)

    ?? STOP SCROLLING - THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else‚ ¦ this is your chance to actually get into a home without breaking the bank. Now just $74,900 - and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ‚ ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, its simple, solid, and ready to go-no waiting, no major projects, just move in and start living. Outside? Youve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

17. 2026-01-21
    price $74,900 826-char remark

    Show marketing remark (826 chars)

    ?? STOP SCROLLING — THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else… this is your chance to actually get into a home without breaking the bank. Now just $74,900 — and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, it’s simple, solid, and ready to go—no waiting, no major projects, just move in and start living. Outside? You’ve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

18. 2026-01-20
    price $74,900 728-char remark

    Show marketing remark (728 chars)

    ?? STOP SCROLLING - THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else‚ ¦ this is your chance to actually get into a home without breaking the bank. Now just $74,900 - and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ‚ ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, its simple, solid, and ready to go-no waiting, no major projects, just move in and start living. Outside? Youve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

19. 2025-12-18
    listed $79,900 Active 728-char remark

    Show marketing remark (826 chars)

    ?? STOP SCROLLING — THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else… this is your chance to actually get into a home without breaking the bank. Now just $74,900 — and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, it’s simple, solid, and ready to go—no waiting, no major projects, just move in and start living. Outside? You’ve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

20. 2025-12-18
    listed $79,900 Active 826-char remark

    Show marketing remark (826 chars)

    ?? STOP SCROLLING — THIS IS THE DEAL EVERYONE IS LOOKING FOR ?? With prices through the roof everywhere else… this is your chance to actually get into a home without breaking the bank. Now just $74,900 — and move-in ready. Let that sink in. Located right in the Village of Mesick, this clean and well-kept 2-bedroom, 1-bath home sits on approximately ½ acre, giving you space to breathe without losing the convenience of being in town. Inside, it’s simple, solid, and ready to go—no waiting, no major projects, just move in and start living. Outside? You’ve got a detached garage and garden shed, giving you the extra storage and functionality everyone wants (and rarely gets at this price point).

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$454/yr (+$38/mo · 271.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $11,274
• − Mortgage interest: −$3,915
• − Property taxes: −$168
• − Insurance: −$350
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,033
• Taxable income: $3,004
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,269/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: Mesick Consolidated Schools
• NCES district ID: 2623670
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,415
• Composite: 29.98/100
• National rank: #6367
• State rank: #286 of 540 in MI

Livability — Mesick

• Score: 62/100
• State rank: #532
• US rank: #16147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mesick, MI
• City population: 3,536
• Population (ZIP): 3,536

Population outlook (Wexford County) Hauer SSP2

• Today (2025): 32,399 people
• By 2030: 31,692 · -2.2%
• By 2040: 29,789 · -8.1%
• By 2050: 27,473 · -15.2%
• By 2075: 21,822 · -32.6%
• By 2100: 15,237 · -53.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Iranian 5% Slovak 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wexford

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.5%
• 2008→2024 swing: -30.4pp toward R · 2008: -4.2pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+34.3 2016: R+36.4 2012: R+16.3 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 98.81%
• Current HPI: 454.0901
• 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

-12.5% since first listed

8 events — show timeline

• 2026-05-14 Contingent — REALCOMP
• 2026-05-14 Contingent — MiRealSource-MiMLS
• 2026-05-01 Price Changed $69,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $69,900 REALCOMP
• 2026-01-21 Price Changed $74,900 MiRealSource-MiMLS
• 2026-01-20 Price Changed $74,900 REALCOMP
• 2025-12-18 Listed $79,900 REALCOMP
• 2025-12-18 Listed $79,900 MiRealSource-MiMLS

Property tax history

-19.7%/yr

Latest (2025): $168 · -77.1% YoY. Source: county tax records.