W8007 S US HWY 2/141 TRLR 256 Hwy · Breitung, MI 49801

$49,900

2 bd · 1.0 ba · 1,056 sqft · Other public records · 80 Days on market

Built 2001 $47/sqft · 14% above area Est $44k · 14% over

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Why this score? — see what drove the C+ 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
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, well maintained, and all the extra features that you're looking for! Two bedroom one bathroom mobile home in the 65+ section of White Birch Village in Iron Mountain. Purchaser to pay 6% state of Michigan sales tax. Purchaser to pay their share of property tax and rent proration. All buyers must be pre approved by park prior to showings

Key facts

• 2 garage spots
• Built 2001
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Breitung Township School District (town): math 39% / reading 55% proficiency, ranked #130 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Dickinson County population projected at -14% 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.92% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.50%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $43,868
• List price: $49,900
• Delta: 13.75%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.31×
• Total profit: $18,258
• Equity at exit: $7,440

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $49,861
• Equity at exit: $4,314

Cash invested: $13,972 (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 49801

• Home prices YoY: -27.8%
• Active inventory: 72
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $413

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $448	-5% $431	+0% $413	+5% $396	+10% $379
Rent	-10% $338	-5% $375	+0% $413	+5% $451	+10% $489
Rate	-1.0pp $439	-0.5pp $426	base $413	+0.5pp $400	+1.0pp $387

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $49,900 Active 80 DOM
2. 2026-06-17
   remarks 380-char remark
3. 2026-06-17
   days on market $49,900 Active 79 DOM
4. 2026-06-16
   days on market $49,900 Active 78 DOM
5. 2026-06-15
   days on market $49,900 Active 77 DOM
6. 2026-06-13
   days on market $49,900 Active 75 DOM
7. 2026-06-12
   days on market $49,900 Active 74 DOM
8. 2026-06-09
   days on market $49,900 Active 71 DOM
9. 2026-06-08
   days on market $49,900 Active 70 DOM
10. 2026-06-07
    days on market $49,900 Active 69 DOM
11. 2026-06-07
    days on market $49,900 Active 68 DOM
12. 2026-06-04
    days on market $49,900 Active 65 DOM
13. 2026-06-02
    days on market $49,900 Active 64 DOM
14. 2026-06-01
    days on market $49,900 Active 63 DOM
15. 2026-05-31
    days on market $49,900 Active 62 DOM
16. 2026-05-31
    days on market $49,900 Active 61 DOM
17. 2026-03-30
    listed $57,500 Active 344-char remark

    Show marketing remark (344 chars)

    Clean, well maintained, and all the extra features that you're looking for! Two bedroom one bathroom mobile home in the 65+ section of White Birch Village in Iron Mountain. Purchaser to pay 6% state of Michigan sales tax. Purchaser to pay their share of property tax and rent proration. All buyers must be pre approved by park prior to showings

18. 2026-03-28
    listed $57,500 Active 344-char remark

    Show marketing remark (344 chars)

    Clean, well maintained, and all the extra features that you're looking for! Two bedroom one bathroom mobile home in the 65+ section of White Birch Village in Iron Mountain. Purchaser to pay 6% state of Michigan sales tax. Purchaser to pay their share of property tax and rent proration. All buyers must be pre approved by park prior to showings

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,518
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,452
• Taxable income: $4,430
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $3,898/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: Breitung Township School District
• NCES district ID: 2606720
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $45,413
• Composite: 39.8/100
• National rank: #3878
• State rank: #130 of 540 in MI

Livability — Breitung

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

Census & demographics

• Population (ZIP): 11,606

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Native American 1%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 191.087
• 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

2 events — show timeline

• 2026-03-30 Listed $57,500 UPAR
• 2026-03-28 Listed $57,500 MiRealSource-MiMLS

Property tax history

+4.2%/yr

Latest (2025): $87 · -31.1% YoY. Source: county tax records.