8128 Highland Trl · Austin, MI 49346

$199,000

3 bd · 1.5 ba · 1,279 sqft · SingleFamily · 238 Days on market

Built 1979 0.41 ac lot $156/sqft · 10% below area Est $221k · 10% under $73/mo HOA · 4% of rent

---

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).

• Cash flow +16.9/30.0
• ARV discount +12.0/15.0
• DSCR +5.3/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

Key facts

• New kitchen
• Private wooded lot
• 0.41 acre lot

Tags

• NEW KITCHEN
• PRIVATE WOODED LOT
• QUICK ACCESS TO PIERCE
• QUICK ACCESS TO BUCHANAN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Morley Stanwood Community Schools (rural): math 24% / reading 33% proficiency, ranked #390 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $199k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.01% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $221,014
• List price: $199,000
• Delta: -9.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11905 Wales Dr #90	0.53mi	3/2.0	1,224 (-4%)	5mo	$269,000	$220	62

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-23,780
• Equity at exit: $29,672

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-9,597
• Equity at exit: $17,206

Cash invested: $55,720 (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 49346

• Home prices YoY: -27.2%
• Active inventory: 196
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$73
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $132

Break-even live

Break-even rent $1,833

Max offer price $199,000

Occupancy floor 88%

Sensitivity live

Price	-10% $269	-5% $201	+0% $132	+5% $63	+10% $-6
Rent	-10% $-26	-5% $53	+0% $132	+5% $211	+10% $290
Rate	-1.0pp $232	-0.5pp $182	base $132	+0.5pp $80	+1.0pp $28

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9210 Timberlane Dr Stanwood, MI	3.0	2.0	1632	$2,000	$1.23	3d	1	1.24mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 32 events

1. 2026-06-09
   days on market $199,000 Active 238 DOM
2. 2026-06-08
   days on market $199,000 Active 237 DOM
3. 2026-06-07
   days on market $199,000 Active 236 DOM
4. 2026-06-05
   days on market $199,000 Active 234 DOM
5. 2026-06-04
   days on market $199,000 Active 232 DOM
6. 2026-06-02
   days on market $199,000 Active 231 DOM
7. 2026-06-01
   days on market $199,000 Active 230 DOM
8. 2026-05-31
   days on market $199,000 Active 229 DOM
9. 2026-05-31
   days on market $199,000 Active 228 DOM
10. 2026-03-13
    price $199,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

11. 2026-03-12
    price $199,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

12. 2026-03-12
    price $199,000

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

13. 2026-02-12
    price $209,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

14. 2026-02-11
    price $209,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

15. 2026-02-11
    price $209,000

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

16. 2025-11-17
    price $215,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

17. 2025-11-17
    price $215,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

18. 2025-11-17
    price $215,000

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

19. 2025-10-31
    price $225,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

20. 2025-10-31
    price $225,000 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

21. 2025-10-31
    price $225,000

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

22. 2025-10-18
    status Active 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

23. 2025-10-17
    historical 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

24. 2025-10-14
    listed $235,000 Active 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

25. 2025-10-14
    listed $235,000 Active 383-char remark

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

26. 2025-10-14
    listed $235,000 Active

    Show marketing remark (383 chars)

    BRAND NEW ROOF! Incredible opportunity at a sought after price point in Canadian Lakes. This very well maintained, and recently renovated home is now ready for new owners. Offering 3 bedrooms, 1.5 bathrooms, a brand new kitchen, well designed wainscoting, and a private wooded lot with quick access to Pierce or Buchanan. Don't miss your chance to see this home before it's too late!

27. 2025-08-14
    soldstatus $120,000
28. 2018-04-18
    soldstatus $71,000
29. 2009-07-01
    historical
30. 2008-11-05
    listed $77,400
31. 2005-11-29
    historical
32. 2005-04-16
    listed $74,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$876
• − Depreciation: −$5,789
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,973/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: Morley Stanwood Community Schools
• NCES district ID: 2624600
• Math proficiency: 24% ▼ -1.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $40,617
• Composite: 24.03/100
• National rank: #7769
• State rank: #390 of 540 in MI

Livability — Austin

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

Census & demographics

• Census place: Canadian Lakes, MI
• Population (ZIP): 4,851

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.43%
• Current HPI: 196.1356
• 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

+165.7% since first listed

23 events — show timeline

• 2026-03-13 Price Changed $199,000 MiRealSource-MiMLS
• 2026-03-12 Price Changed $199,000 REALCOMP
• 2026-03-12 Price Changed $199,000 SW Michigan MLS
• 2026-02-12 Price Changed $209,000 MiRealSource-MiMLS
• 2026-02-11 Price Changed $209,000 REALCOMP
• 2026-02-11 Price Changed $209,000 SW Michigan MLS
• 2025-11-17 Price Changed $215,000 MiRealSource-MiMLS
• 2025-11-17 Price Changed $215,000 REALCOMP
• 2025-11-17 Price Changed $215,000 SW Michigan MLS
• 2025-10-31 Price Changed $225,000 MiRealSource-MiMLS
• 2025-10-31 Price Changed $225,000 REALCOMP
• 2025-10-31 Price Changed $225,000 SW Michigan MLS
• 2025-10-18 Relisted — REALCOMP
• 2025-10-17 Listing Removed — REALCOMP
• 2025-10-14 Listed $235,000 SW Michigan MLS
• 2025-10-14 Listed $235,000 REALCOMP
• 2025-10-14 Listed $235,000 MiRealSource-MiMLS
• 2025-08-14 Sold (Public Records) $120,000 Public Records
• 2018-04-18 Sold (Public Records) $71,000 Public Records
• 2009-07-01 Listing Removed — REALCOMP
• 2008-11-05 Listed $77,400 REALCOMP
• 2005-11-29 Listing Removed — REALCOMP
• 2005-04-16 Listed $74,900 REALCOMP