18089 19 Mile Rd · Burdell, MI 49688

$219,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 46 Days on market

Built 2024 8.08 ac lot $181/sqft · 15% below area Est $259k · 15% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nestled on 8 beautiful acres in the heart of Northern Michigan, this like-new, well-maintained 3-bedroom, 2-bath home offers the perfect blend of modern comfort and country living. Located at the corner of 19 Mile Road and Mackinaw Trail in Tustin, this newer single wide features valuable upgrades throughout, including drywall construction and enhanced insulation in both the walls and ceiling for year-round comfort and efficiency. The spacious layout includes a private primary suite with its own full bathroom, while the open living, dining, and kitchen areas create a warm and inviting atmosphere perfect for everyday living or weekend escapes. Added peace of mind comes with owning a newer home featuring newer appliances, roof, water heater, and furnace, helping minimize immediate maintenance concerns and providing comfort for years to come. Outside, the property truly shines with room to roam, hobby farm potential, recreational opportunities, or simply enjoying the peaceful Northern Michigan setting. The property also comes with certified livestock numbers for cows and goats, making it an excellent opportunity for those looking to start or expand a small hobby farm operation. A metal 2-stall garage with electric and a concrete floor provides excellent storage, workshop space, or room for toys and equipment. Located just minutes from Cadillac, you’ll enjoy easy access to shopping, dining, schools, and medical facilities while still being surrounded by the beauty of the outdoors. Outdoor enthusiasts will love the proximity to snowmobile and ATV trails, state land, hunting, fishing, and Lakes Cadillac and Mitchell. Caberfae Peaks ski resort, golf courses, and year-round recreational activities are all within a short drive, making this property an ideal full-time residence, mini-farm setup, or Up North getaway.

Key facts

• Newer appliances
• Hobby farm potential
• 8 beautiful acres

Tags

• 8 BEAUTIFUL ACRES
• PRIVATE PRIMARY SUITE
• NEWER APPLIANCES
• HOBBY FARM POTENTIAL
• CERTIFIED LIVESTOCK NUMBERS
• METAL 2-STALL GARAGE

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Private well water; Septic tank sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Farm-style lot; Approximately 8.08 acres; Lot dimensions: 754 x 455 x 753 x 472

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (propane); Ceiling fans for cooling
• Interior features: Window treatments; Five total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-578 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (38.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (45.8% below list).
• Recommended offer: $119k (45.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pine River Area Schools (rural): math 22% / reading 38% proficiency, ranked #369 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine River Area Elementary School (math 47% / reading 57%, grade C-, #328 of 1,397 statewide, top 26%, 295 students, 70% FRL); Pine River Area Middle School (math 18% / reading 31%, grade F, #388 of 493 statewide, top 80%, 262 students, 63% FRL); Pine River Area High School (math 17% / reading 42%, grade F, #441 of 713 statewide, top 64%, 417 students, 57% FRL) — zoned schools average 63% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Osceola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Osceola County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($213k) 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 $119,177 (45.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.54% ✗
• Cap rate: 3.14%
• Cash-on-cash: -11.27%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $259,219
• List price: $219,900
• Delta: -15.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19257 180th Ave	0.34mi	3/1.0	1,358 (+12%)	10mo	$215,000	$158	52

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: 16.4%
• Equity multiple: 2.35×
• Total profit: $82,957
• Equity at exit: $198,103

10-year hold

• IRR: 15.7%
• Equity multiple: 5.44×
• Total profit: $273,288
• Equity at exit: $427,217

Cash invested: $61,572 (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 49688

• Home prices YoY: 5.9%
• Active inventory: 22
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-578

Break-even live

Break-even rent $1,924

Max offer price $136,236

Occupancy floor —

Sensitivity live

Price	-10% $-426	-5% $-502	+0% $-578	+5% $-654	+10% $-730
Rent	-10% $-672	-5% $-625	+0% $-578	+5% $-531	+10% $-484
Rate	-1.0pp $-467	-0.5pp $-522	base $-578	+0.5pp $-635	+1.0pp $-693

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $219,900 Active 46 DOM
2. 2026-06-21
   days on market $219,900 Active 45 DOM
3. 2026-06-18
   days on market $219,900 Active 43 DOM
4. 2026-06-17
   days on market $219,900 Active 42 DOM
5. 2026-06-16
   days on market $219,900 Active 41 DOM
6. 2026-06-15
   days on market $219,900 Active 40 DOM
7. 2026-06-13
   days on market $219,900 Active 38 DOM
8. 2026-06-12
   days on market $219,900 Active 37 DOM
9. 2026-06-09
   days on market $219,900 Active 34 DOM
10. 2026-06-08
    days on market $219,900 Active 33 DOM
11. 2026-06-07
    days on market $219,900 Active 32 DOM
12. 2026-06-07
    days on market $219,900 Active 31 DOM
13. 2026-06-04
    days on market $219,900 Active 28 DOM
14. 2026-06-02
    days on market $219,900 Active 27 DOM
15. 2026-06-01
    days on market $219,900 Active 26 DOM
16. 2026-05-31
    days on market $219,900 Active 25 DOM
17. 2026-05-31
    days on market $219,900 Active 24 DOM
18. 2026-05-05
    listed $219,900 Active 1856-char remark

    Show marketing remark (1856 chars)

    Nestled on 8 beautiful acres in the heart of Northern Michigan, this like-new, well-maintained 3-bedroom, 2-bath home offers the perfect blend of modern comfort and country living. Located at the corner of 19 Mile Road and Mackinaw Trail in Tustin, this newer single wide features valuable upgrades throughout, including drywall construction and enhanced insulation in both the walls and ceiling for year-round comfort and efficiency. The spacious layout includes a private primary suite with its own full bathroom, while the open living, dining, and kitchen areas create a warm and inviting atmosphere perfect for everyday living or weekend escapes. Added peace of mind comes with owning a newer home featuring newer appliances, roof, water heater, and furnace, helping minimize immediate maintenance concerns and providing comfort for years to come. Outside, the property truly shines with room to roam, hobby farm potential, recreational opportunities, or simply enjoying the peaceful Northern Michigan setting. The property also comes with certified livestock numbers for cows and goats, making it an excellent opportunity for those looking to start or expand a small hobby farm operation. A metal 2-stall garage with electric and a concrete floor provides excellent storage, workshop space, or room for toys and equipment. Located just minutes from Cadillac, you’ll enjoy easy access to shopping, dining, schools, and medical facilities while still being surrounded by the beauty of the outdoors. Outdoor enthusiasts will love the proximity to snowmobile and ATV trails, state land, hunting, fishing, and Lakes Cadillac and Mitchell. Caberfae Peaks ski resort, golf courses, and year-round recreational activities are all within a short drive, making this property an ideal full-time residence, mini-farm setup, or Up North getaway.

19. 2026-05-05
    listed $219,900 Active 1836-char remark

    Show marketing remark (1856 chars)

    Nestled on 8 beautiful acres in the heart of Northern Michigan, this like-new, well-maintained 3-bedroom, 2-bath home offers the perfect blend of modern comfort and country living. Located at the corner of 19 Mile Road and Mackinaw Trail in Tustin, this newer single wide features valuable upgrades throughout, including drywall construction and enhanced insulation in both the walls and ceiling for year-round comfort and efficiency. The spacious layout includes a private primary suite with its own full bathroom, while the open living, dining, and kitchen areas create a warm and inviting atmosphere perfect for everyday living or weekend escapes. Added peace of mind comes with owning a newer home featuring newer appliances, roof, water heater, and furnace, helping minimize immediate maintenance concerns and providing comfort for years to come. Outside, the property truly shines with room to roam, hobby farm potential, recreational opportunities, or simply enjoying the peaceful Northern Michigan setting. The property also comes with certified livestock numbers for cows and goats, making it an excellent opportunity for those looking to start or expand a small hobby farm operation. A metal 2-stall garage with electric and a concrete floor provides excellent storage, workshop space, or room for toys and equipment. Located just minutes from Cadillac, you’ll enjoy easy access to shopping, dining, schools, and medical facilities while still being surrounded by the beauty of the outdoors. Outdoor enthusiasts will love the proximity to snowmobile and ATV trails, state land, hunting, fishing, and Lakes Cadillac and Mitchell. Caberfae Peaks ski resort, golf courses, and year-round recreational activities are all within a short drive, making this property an ideal full-time residence, mini-farm setup, or Up North getaway.

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $14,301
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$6,397
• Taxable loss: −$11,100
• Est. tax savings @ 24.0%: +$2,664
• After-tax cash flow: $-4,274/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: Pine River Area Schools
• NCES district ID: 2628200
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,589
• Composite: 25.34/100
• National rank: #7475
• State rank: #369 of 540 in MI

Livability — Burdell

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

Census & demographics

• Population (ZIP): 2,443

Population outlook (Osceola County) Hauer SSP2

• Today (2025): 21,724 people
• By 2030: 20,769 · -4.4%
• By 2040: 18,720 · -13.8%
• By 2050: 16,611 · -23.5%
• By 2075: 11,942 · -45.0%
• By 2100: 7,546 · -65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Iranian 6% Lithuanian 4% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2%

Political lean MEDSL · Osceola

• 2024 margin: Solid R (+47.9) · D 25.2% · R 73.1% · Other 1.7%
• 2008→2024 swing: -37.7pp toward R · 2008: -10.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+46.3 2016: R+43.7 2012: R+21.0 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.12%
• Current HPI: 271.6507
• 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

4 events — show timeline

• 2026-05-20 Relisted — REALCOMP
• 2026-05-19 Listing Removed — REALCOMP
• 2026-05-05 Listed $219,900 MiRealSource-MiMLS
• 2026-05-05 Listed $219,900 REALCOMP