10020 N Musson Rd #155 · Edmore, MI 48886

$52,900

2 bd · 1.0 ba · 600 sqft · Condo · 27 Days on market

Built 2000 Fair condition $129/mo HOA · 14% of rent

---

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 +7.5/15.0
• Livability +3.4/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to charming Pleasure Point RV Resort in Six Lakes, MI! This lovely resort is nestled on Fourth Lake which is a chain of Six Lakes. This cozy 1-bedroom, 1-bath travel trailer is your affordable getaway with resort-style amenities. Enjoy your 10x23 addition for another bedroom and lounging area, dining area & full size refrigerator. Resort amenities include community access to an inground pool and hot tub, frontage on no wake Fourth Lake--ideal for boating, fishing & kayaking. Take the channel to all sports lake. Docks and kayak storing are available for a small fee. Private boat launch, tennis and volleyball courts, Gazebo, two different playgrounds, shuffle board, cornhole and activity center for teens. See the summer event schedule attached. Many activities planned including bingo, church services, kid and adult games, golf outings, euchre tournaments and so much more! Condo purchase with travel trailer title. Enjoy this weekend getaway/summer retreat. Friendly neighbors!!!Handy shed included.

Key facts

• Hot tub
• Shuffle board
• Gazebo

Tags

• HOT TUB
• PRIVATE BOAT LAUNCH
• TENNIS AND VOLLEYBALL COURTS
• GAZEBO
• TWO DIFFERENT PLAYGROUNDS
• SHUFFLE BOARD

Property features AI

Finance

• HOA & community: On-site association with amenities including pool, spa/hot tub, tennis courts, playground, boat launch — pets allowed; Association fee (monthly): $775 — includes electricity, water, and sewer

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Ranch-style condominium; Approximately 600 square feet; Built in 2000
• Construction: Vinyl siding; Rubber roof; Slab foundation
• Exterior features: Site condominium; Shed(s); Waterfront on Fourth Lake; Paved road access

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall furnace
• Interior features: Total of 3 rooms; Microwave, Oven, Range, Refrigerator
• Laundry & utility: Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $53k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $53k).
• Recommended offer: $52k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#380 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Montabella Community Schools (rural): math 20% / reading 36% proficiency, ranked #396 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 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 $366 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $52,106 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.79% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $7,777
• Equity at exit: $7,888

10-year hold

• IRR: 22.1%
• Equity multiple: 2.90×
• Total profit: $28,085
• Equity at exit: $4,574

Cash invested: $14,812 (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 48886

• Home prices YoY: -1.7%
• Active inventory: 19
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$277
• Tax est. 1.5%: −$66 /mo · $794/yr
• Insurance: −$22
• HOA: −$129
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $255

Break-even live

Break-even rent $626

Max offer price $52,900

Occupancy floor 68%

Sensitivity live

Price	-10% $292	-5% $274	+0% $255	+5% $237	+10% $219
Rent	-10% $180	-5% $218	+0% $255	+5% $293	+10% $330
Rate	-1.0pp $282	-0.5pp $269	base $255	+0.5pp $242	+1.0pp $228

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $129 · $1,548/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-19
   days on market $52,900 Active 27 DOM
2. 2026-06-18
   days on market $52,900 Active 26 DOM
3. 2026-06-17
   days on market $52,900 Active 25 DOM
4. 2026-06-16
   days on market $52,900 Active 24 DOM
5. 2026-06-15
   days on market $52,900 Active 23 DOM
6. 2026-06-14
   days on market $52,900 Active 21 DOM
7. 2026-06-12
   days on market $52,900 Active 20 DOM
8. 2026-06-09
   days on market $52,900 Active 17 DOM
9. 2026-06-08
   days on market $52,900 Active 16 DOM
10. 2026-06-07
    days on market $52,900 Active 15 DOM
11. 2026-06-05
    days on market $52,900 Active 12 DOM
12. 2026-06-03
    days on market $52,900 Active 11 DOM
13. 2026-06-02
    days on market $52,900 Active 10 DOM
14. 2026-06-01
    days on market $52,900 Active 9 DOM
15. 2026-05-31
    days on market $52,900 Active 8 DOM
16. 2026-05-30
    days on market $52,900 Active 7 DOM
17. 2026-05-23
    listed $52,900 Active

    Show marketing remark (1009 chars)

    Welcome to charming Pleasure Point RV Resort in Six Lakes, MI! This lovely resort is nestled on Fourth Lake which is a chain of Six Lakes. This cozy 1-bedroom, 1-bath travel trailer is your affordable getaway with resort-style amenities. Enjoy your 10x23 addition for another bedroom and lounging area, dining area & full size refrigerator. Resort amenities include community access to an inground pool and hot tub, frontage on no wake Fourth Lake--ideal for boating, fishing & kayaking. Take the channel to all sports lake. Docks and kayak storing are available for a small fee. Private boat launch, tennis and volleyball courts, Gazebo, two different playgrounds, shuffle board, cornhole and activity center for teens. See the summer event schedule attached. Many activities planned including bingo, church services, kid and adult games, golf outings, euchre tournaments and so much more! Condo purchase with travel trailer title. Enjoy this weekend getaway/summer retreat. Friendly neighbors!!!

18. 2026-05-23
    listed $52,900 Active 1029-char remark

    Show marketing remark (1009 chars)

    Welcome to charming Pleasure Point RV Resort in Six Lakes, MI! This lovely resort is nestled on Fourth Lake which is a chain of Six Lakes. This cozy 1-bedroom, 1-bath travel trailer is your affordable getaway with resort-style amenities. Enjoy your 10x23 addition for another bedroom and lounging area, dining area & full size refrigerator. Resort amenities include community access to an inground pool and hot tub, frontage on no wake Fourth Lake--ideal for boating, fishing & kayaking. Take the channel to all sports lake. Docks and kayak storing are available for a small fee. Private boat launch, tennis and volleyball courts, Gazebo, two different playgrounds, shuffle board, cornhole and activity center for teens. See the summer event schedule attached. Many activities planned including bingo, church services, kid and adult games, golf outings, euchre tournaments and so much more! Condo purchase with travel trailer title. Enjoy this weekend getaway/summer retreat. Friendly neighbors!!!

19. 2026-05-23
    listed $52,900 Active 1009-char remark

    Show marketing remark (1009 chars)

    Welcome to charming Pleasure Point RV Resort in Six Lakes, MI! This lovely resort is nestled on Fourth Lake which is a chain of Six Lakes. This cozy 1-bedroom, 1-bath travel trailer is your affordable getaway with resort-style amenities. Enjoy your 10x23 addition for another bedroom and lounging area, dining area & full size refrigerator. Resort amenities include community access to an inground pool and hot tub, frontage on no wake Fourth Lake--ideal for boating, fishing & kayaking. Take the channel to all sports lake. Docks and kayak storing are available for a small fee. Private boat launch, tennis and volleyball courts, Gazebo, two different playgrounds, shuffle board, cornhole and activity center for teens. See the summer event schedule attached. Many activities planned including bingo, church services, kid and adult games, golf outings, euchre tournaments and so much more! Condo purchase with travel trailer title. Enjoy this weekend getaway/summer retreat. Friendly neighbors!!!

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,390
• − Mortgage interest: −$2,963
• − Property taxes: −$794
• − Insurance: −$264
• − Repairs & maintenance: −$911
• − Management: −$911
• − HOA: −$1,548
• − Depreciation: −$1,539
• Taxable income: $2,459
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $2,473/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 · 30 photos

Fair 45/100 Moderate rehab

This RV requires moderate repairs and maintenance to improve its condition and value. Focus on cleaning, painting, and replacing worn-out elements for a significant boost in resale or rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Bathroom fixtures — Dirty and worn condition
• Moderate Flooring — Worn and dirty condition
• Moderate Interior walls/paint — Faded and dirty condition
• Moderate Exterior siding — Worn condition
• Moderate Windows — Dirty condition

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances appearance and value
• Both Replace carpet — New carpet improves comfort and appearance
• Both Clean and organize interior — A clean and organized interior enhances appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · Dirty and worn condition	Moderate	$3,000–15,000
Flooring · Worn and dirty condition	Moderate	$3,000–15,000
Interior walls/paint · Faded and dirty condition	Moderate	$3,000–15,000
Exterior siding · Worn condition	Moderate	$3,000–15,000
Windows · Dirty condition	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances appearance and value ↑
• Both Replace carpet — New carpet improves comfort and appearance ↑
• Both Clean and organize interior — A clean and organized interior enhances appeal and value ↑

ⓘ 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: Montabella Community Schools
• NCES district ID: 2612960
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,806
• Composite: 23.51/100
• National rank: #7867
• State rank: #396 of 540 in MI

Livability — Edmore

• Score: 67/100
• State rank: #380
• US rank: #10120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,529

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Native American 3%
• Common ancestry: Iranian 5% Romanian 3% Lithuanian 3%
• Foreign-born: 0%

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: ▼ -4.55%
• Current HPI: 264.382
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-23 Listed $52,900 MiRealSource-MiMLS
• 2026-05-23 Listed $52,900 REALCOMP
• 2026-05-23 Listed $52,900 SW Michigan MLS