7306 Pipes Cir · Pine River, MI 48801

$59,900

3 bd · 2.0 ba · 1,008 sqft · Other · 98 Days on market

Built 1999 1,520 sqft lot $59/sqft · 36% above area Est $44k · 36% 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 +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nicely updated home offers 3 bedrooms and 2 baths, appliances included. Located in Alma, Michigan, Scotsdale Estates offers families a quaint and secure country neighborhood atmosphere, combined with all the advantages and amenities offered in a city of approximately 10,000 people. Through our in-house, licensed manufactured home dealer, IMC Home Sales, Scotsdale Estates also offers high-quality new and pre-owned homes, rent-to-own homes, as well as spacious sites for those who already own a home. Enjoy the security and quiet of this Alma community in a spacious new or high-quality pre-owned manufactured home. Choose from our many unique manufactured home floor plans, styles, and exterior elevations, all at significant savings to conventional housing. Scotsdale Estates is conveniently located near Meijer, Wal-Mart, and several restaurants. A tranquil country setting of mature trees, a scenic reflection pond, and picturesque parklands surround the award-winning community of Scotsdale Estates. Nestled among the rolling countryside of Alma, with streets named Bagpipe Drive, Ladd’s Court, and Pipes Circle, it’s like escaping to the Scottish Highlands! Far removed from the everyday as it may feel, Scotsdale Estates is remarkably accessible to a wealth of shopping, entertainment, and recreational opportunities – many within walking distance. With an attractive clubhouse at the heart of the community, Scotsdale Estates is a place where activities are enjoyed, neighbors become friends, and memories are made.

Key facts

• Spacious sites
• Updated home
• Mature trees

Tags

• UPDATED HOME
• SPACIOUS SITES
• TRANQUIL COUNTRY SETTING
• MATURE TREES
• SCENIC REFLECTION POND
• PICTURESQUE PARKLANDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% 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.
• Alma Public Schools (town): math 28% / reading 44% proficiency, ranked #288 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Gratiot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gratiot 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 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 $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.13% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.45%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $44,000
• List price: $59,900
• Delta: 36.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.2%
• Equity multiple: 2.68×
• Total profit: $28,100
• Equity at exit: $8,931

10-year hold

• IRR: 45.6%
• Equity multiple: 5.36×
• Total profit: $73,204
• Equity at exit: $5,179

Cash invested: $16,772 (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 48801

• Home prices YoY: -32.0%
• Active inventory: 89
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $593

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 48%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1589 Mary Ct Alma, MI	3.0	1.5	1012	$1,275	$1.26	43d	1	0.48mi

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 98 DOM
2. 2026-06-17
   days on market $59,900 Active 97 DOM
3. 2026-06-16
   days on market $59,900 Active 96 DOM
4. 2026-06-15
   days on market $59,900 Active 95 DOM
5. 2026-06-13
   days on market $59,900 Active 93 DOM
6. 2026-06-12
   days on market $59,900 Active 92 DOM
7. 2026-06-09
   days on market $59,900 Active 89 DOM
8. 2026-06-08
   days on market $59,900 Active 88 DOM
9. 2026-06-07
   days on market $59,900 Active 87 DOM
10. 2026-06-07
    days on market $59,900 Active 86 DOM
11. 2026-06-04
    days on market $59,900 Active 83 DOM
12. 2026-06-02
    days on market $59,900 Active 82 DOM
13. 2026-06-01
    days on market $59,900 Active 81 DOM
14. 2026-05-31
    days on market $59,900 Active 80 DOM
15. 2026-05-31
    days on market $59,900 Active 79 DOM
16. 2026-03-12
    listed $59,900 Active 1548-char remark

    Show marketing remark (1549 chars)

    This nicely updated home offers 3 bedrooms and 2 baths, appliances included. Located in Alma, Michigan, Scotsdale Estates offers families a quaint and secure country neighborhood atmosphere, combined with all the advantages and amenities offered in a city of approximately 10,000 people. Through our in-house, licensed manufactured home dealer, IMC Home Sales, Scotsdale Estates also offers high-quality new and pre-owned homes, rent-to-own homes, as well as spacious sites for those who already own a home. Enjoy the security and quiet of this Alma community in a spacious new or high-quality pre-owned manufactured home. Choose from our many unique manufactured home floor plans, styles, and exterior elevations, all at significant savings to conventional housing. Scotsdale Estates is conveniently located near Meijer, Wal-Mart, and several restaurants. A tranquil country setting of mature trees, a scenic reflection pond, and picturesque parklands surround the award-winning community of Scotsdale Estates. Nestled among the rolling countryside of Alma, with streets named Bagpipe Drive, Ladd's Court, and Pipes Circle, it's like escaping to the Scottish Highlands! Far removed from the everyday as it may feel, Scotsdale Estates is remarkably accessible to a wealth of shopping, entertainment, and recreational opportunities – many within walking distance. With an attractive clubhouse at the heart of the community, Scotsdale Estates is a place where activities are enjoyed, neighbors become friends, and memories are made.

17. 2026-03-12
    listed $59,900 Active 1549-char remark

    Show marketing remark (1549 chars)

    This nicely updated home offers 3 bedrooms and 2 baths, appliances included. Located in Alma, Michigan, Scotsdale Estates offers families a quaint and secure country neighborhood atmosphere, combined with all the advantages and amenities offered in a city of approximately 10,000 people. Through our in-house, licensed manufactured home dealer, IMC Home Sales, Scotsdale Estates also offers high-quality new and pre-owned homes, rent-to-own homes, as well as spacious sites for those who already own a home. Enjoy the security and quiet of this Alma community in a spacious new or high-quality pre-owned manufactured home. Choose from our many unique manufactured home floor plans, styles, and exterior elevations, all at significant savings to conventional housing. Scotsdale Estates is conveniently located near Meijer, Wal-Mart, and several restaurants. A tranquil country setting of mature trees, a scenic reflection pond, and picturesque parklands surround the award-winning community of Scotsdale Estates. Nestled among the rolling countryside of Alma, with streets named Bagpipe Drive, Ladd's Court, and Pipes Circle, it's like escaping to the Scottish Highlands! Far removed from the everyday as it may feel, Scotsdale Estates is remarkably accessible to a wealth of shopping, entertainment, and recreational opportunities – many within walking distance. With an attractive clubhouse at the heart of the community, Scotsdale Estates is a place where activities are enjoyed, neighbors become friends, and memories are made.

ⓘ 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: $15,300
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$1,743
• Taxable income: $6,556
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $5,546/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: Alma Public Schools
• NCES district ID: 2602640
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $36,651
• Composite: 29.84/100
• National rank: #6415
• State rank: #288 of 540 in MI

Livability — Pine River

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

Census & demographics

• Population (ZIP): 13,433

Population outlook (Gratiot County) Hauer SSP2

• Today (2025): 39,991 people
• By 2030: 38,944 · -2.6%
• By 2040: 36,694 · -8.2%
• By 2050: 34,314 · -14.2%
• By 2075: 27,693 · -30.8%
• By 2100: 20,809 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Gratiot

• 2024 margin: Solid R (+31.3) · D 33.7% · R 65.0% · Other 1.4%
• 2008→2024 swing: -35.7pp toward R · 2008: 4.4pp · 2024: -31.3pp
• All cycles: 2024: R+31.3 2020: R+28.3 2016: R+25.6 2012: R+3.9 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.16%
• Current HPI: 210.3208
• 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

• 2026-03-12 Listed $59,900 MiRealSource-MiMLS
• 2026-03-12 Listed $59,900 REALCOMP