1525 County Line Rd · Oak Hill, MI 49660

$69,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 26 Days on market

Built 2026

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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 +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manistee Forest Pines! Currently operates as a Mobile Home Park with great potential for an adjoining RV Park right near the World Class Manistee National Golf Resort. 38 occupied sites with infrastructure that available to facilitate a great RV vacation business. Park has improved roads, 75 existing sites and 20 additional acres for plenty of expansion room. Office and service building in excellent condition, existing pine plantation ready to enhance the landscape and great County Road exposure. Close proximity to Lake Michigan, Manistee River Systems, Great fishing, Manistee National Golf resort, 500,000 Acre Manistee National Forest, Casino and the Victorian Port City of Manistee will extend and compliment the desirability of seasonal and weekly vacationers. Income & Expenses Available

Key facts

• Spacious lot
• On-site management
• Built 2026

Tags

• SPACIOUS LOT
• ON-SITE MANAGEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#530 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D-, amenities F.
• Manistee Area Public Schools (town): math 33% / reading 38% proficiency, ranked #284 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 177 units permitted in Mason County in 2024 (97 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 1.85% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 4.5

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $23,090
• Equity at exit: $10,422

10-year hold

• IRR: 35.8%
• Equity multiple: 4.29×
• Total profit: $64,478
• Equity at exit: $6,044

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 49660

• Active inventory: 155
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $540

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $588	-5% $564	+0% $540	+5% $516	+10% $492
Rent	-10% $438	-5% $489	+0% $540	+5% $591	+10% $642
Rate	-1.0pp $575	-0.5pp $558	base $540	+0.5pp $522	+1.0pp $504

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 29 events

1. 2026-06-21
   days on market $69,900 Active 26 DOM
2. 2026-06-21
   days on market $69,900 Active 25 DOM
3. 2026-06-18
   days on market $69,900 Active 23 DOM
4. 2026-06-17
   days on market $69,900 Active 22 DOM
5. 2026-06-16
   days on market $69,900 Active 21 DOM
6. 2026-06-15
   days on market $69,900 Active 20 DOM
7. 2026-06-13
   days on market $69,900 Active 18 DOM
8. 2026-06-12
   days on market $69,900 Active 17 DOM
9. 2026-06-09
   days on market $69,900 Active 14 DOM
10. 2026-06-08
    days on market $69,900 Active 13 DOM
11. 2026-06-07
    days on market $69,900 Active 12 DOM
12. 2026-06-07
    days on market $69,900 Active 11 DOM
13. 2026-06-04
    days on market $69,900 Active 8 DOM
14. 2026-06-02
    days on market $69,900 Active 7 DOM
15. 2026-06-01
    days on market $69,900 Active 6 DOM
16. 2026-05-31
    days on market $69,900 Active 5 DOM
17. 2026-05-31
    days on market $69,900 Active 4 DOM
18. 2026-05-26
    listed $69,900 Active
19. 2019-01-31
    soldstatus $825,000 805-char remark

    Show marketing remark (805 chars)

    Manistee Forest Pines! Currently operates as a Mobile Home Park with great potential for an adjoining RV Park right near the World Class Manistee National Golf Resort. 38 occupied sites with infrastructure that available to facilitate a great RV vacation business. Park has improved roads, 75 existing sites and 20 additional acres for plenty of expansion room. Office and service building in excellent condition, existing pine plantation ready to enhance the landscape and great County Road exposure. Close proximity to Lake Michigan, Manistee River Systems, Great fishing, Manistee National Golf resort, 500,000 Acre Manistee National Forest, Casino and the Victorian Port City of Manistee will extend and compliment the desirability of seasonal and weekly vacationers. Income & Expenses Available

20. 2017-05-09
    listed $875,000 805-char remark

    Show marketing remark (805 chars)

    Manistee Forest Pines! Currently operates as a Mobile Home Park with great potential for an adjoining RV Park right near the World Class Manistee National Golf Resort. 38 occupied sites with infrastructure that available to facilitate a great RV vacation business. Park has improved roads, 75 existing sites and 20 additional acres for plenty of expansion room. Office and service building in excellent condition, existing pine plantation ready to enhance the landscape and great County Road exposure. Close proximity to Lake Michigan, Manistee River Systems, Great fishing, Manistee National Golf resort, 500,000 Acre Manistee National Forest, Casino and the Victorian Port City of Manistee will extend and compliment the desirability of seasonal and weekly vacationers. Income & Expenses Available

21. 2014-09-15
    historical
22. 2014-09-15
    historical
23. 2014-09-15
    historical
24. 2014-09-15
    historical
25. 2013-12-11
    soldstatus $382,000
26. 2001-04-01
    listed $36,900
27. 2001-04-01
    listed $37,500
28. 2001-04-01
    listed $29,900
29. 2001-04-01
    listed $32,900

ⓘ 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 ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,541
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,033
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $5,111/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: Manistee Area Public Schools
• NCES district ID: 2622410
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $42,417
• Composite: 30.02/100
• National rank: #6358
• State rank: #284 of 540 in MI

Livability — Oak Hill

• Score: 63/100
• State rank: #530
• US rank: #15988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,501

Population outlook (Mason County) Hauer SSP2

• Today (2025): 28,828 people
• By 2030: 28,407 · -1.5%
• By 2040: 27,183 · -5.7%
• By 2050: 26,171 · -9.2%
• By 2075: 24,057 · -16.5%
• By 2100: 20,240 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Romanian 15% Iranian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Mason

• 2024 margin: Strong R (+21.4) · D 38.6% · R 60.0% · Other 1.4%
• 2008→2024 swing: -25.8pp toward R · 2008: 4.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+19.7 2016: R+22.0 2012: R+5.0 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.26%
• Current HPI: 214.9984
• 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

+89.4% since first listed

12 events — show timeline

• 2026-05-26 Listed $69,900 FSBO.com
• 2019-01-31 Sold (MLS) $825,000 MiRealSource-MiMLS
• 2017-05-09 Listed $875,000 MiRealSource-MiMLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2013-12-11 Sold (Public Records) $382,000 Public Records
• 2001-04-01 Listed $32,900 SW Michigan MLS
• 2001-04-01 Listed $29,900 SW Michigan MLS
• 2001-04-01 Listed $37,500 SW Michigan MLS
• 2001-04-01 Listed $36,900 SW Michigan MLS