1711 S Poseyville Rd · Ingersoll, MI 48640

$99,900

2 bd · 2.0 ba · 840 sqft · SingleFamily · 80 Days on market

Built 1900 2.00 ac lot $119/sqft · 40% below area Est $167k · 40% under ↓ 13% since listing

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

Key facts

• 2 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bullock Creek School District (rural): math 37% / reading 55% proficiency, ranked #132 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Floyd School (math 52% / reading 47%, grade D, #382 of 1,397 statewide, top 30%, 307 students, 66% FRL); Bullock Creek Middle School (math 31% / reading 54%, grade D-, #183 of 493 statewide, top 37%, 371 students, 46% FRL); Bullock Creek High School (math 37% / reading 52%, grade F, #214 of 713 statewide, top 36%, 490 students, 33% FRL).
• Market conditions: 111 active listings in the ZIP; solid renter incomes; 320 units permitted in Midland County in 2024 (204 in 5+ unit buildings).
• This rent is only 18% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Midland 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $166,862
• List price: $99,900
• Delta: -40.13%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,223
• Equity at exit: $14,895

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $23,480
• Equity at exit: $8,638

Cash invested: $27,972 (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 48640

• Home prices YoY: -21.7%
• Active inventory: 111
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $273

Break-even live

Break-even rent $834

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $330	-5% $302	+0% $273	+5% $245	+10% $217
Rent	-10% $180	-5% $227	+0% $273	+5% $320	+10% $367
Rate	-1.0pp $324	-0.5pp $299	base $273	+0.5pp $248	+1.0pp $221

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $99,900 Active 80 DOM
2. 2026-06-19
   days on market $99,900 Active 78 DOM
3. 2026-06-18
   days on market $99,900 Active 77 DOM
4. 2026-06-17
   days on market $99,900 Active 76 DOM
5. 2026-06-16
   days on market $99,900 Active 75 DOM
6. 2026-06-15
   days on market $99,900 Active 74 DOM
7. 2026-06-14
   days on market $99,900 Active 72 DOM
8. 2026-06-12
   days on market $99,900 Active 71 DOM
9. 2026-06-09
   days on market $99,900 Active 68 DOM
10. 2026-06-08
    days on market $99,900 Active 67 DOM
11. 2026-06-07
    days on market $99,900 Active 66 DOM
12. 2026-06-05
    days on market $99,900 Active 63 DOM
13. 2026-06-03
    days on market $99,900 Active 62 DOM
14. 2026-06-02
    days on market $99,900 Active 61 DOM
15. 2026-06-01
    days on market $99,900 Active 60 DOM
16. 2026-05-31
    days on market $99,900 Active 59 DOM
17. 2026-05-30
    days on market $99,900 Active 58 DOM
18. 2026-05-04
    price $99,900 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

19. 2026-05-04
    price $99,900 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

20. 2026-04-30
    price $111,000 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

21. 2026-04-30
    price $111,000 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

22. 2026-04-16
    status Active 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

23. 2026-04-16
    status Active 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

24. 2026-04-13
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

25. 2026-04-13
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

26. 2026-03-30
    listed $115,000 Active 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

27. 2026-03-29
    listed $115,000 Active 184-char remark

    Show marketing remark (184 chars)

    Nice home close to schools and shopping and yet on a 2 acre lot with a 2 car detached garage. Newer Septic system in 2018. Great little starter home lots room for expansion if need be.

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,121 · $93/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$209/yr (+$17/mo · 18.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,161
• − Mortgage interest: −$5,596
• − Property taxes: −$1,121
• − Insurance: −$500
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,906
• Taxable income: $1,773
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,855/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: Bullock Creek School District
• NCES district ID: 2607320
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $52,984
• Composite: 39.68/100
• National rank: #3907
• State rank: #132 of 540 in MI

Livability — Ingersoll

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

Census & demographics

• County: Midland County · 66,531 people
• Metro: Midland, MI
• Population (ZIP): 32,492
• Household income: $80,574
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 939.0

Population outlook (Midland County) Hauer SSP2

• Today (2025): 83,968 people
• By 2030: 83,368 · -0.7%
• By 2040: 80,713 · -3.9%
• By 2050: 76,698 · -8.7%
• By 2075: 67,617 · -19.5%
• By 2100: 57,529 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 1% Black 1%
• Common ancestry: Romanian 7% Lithuanian 4% Italian 3%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Midland

• 2024 margin: R (+15.2) · D 41.6% · R 56.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -3.6pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+14.6 2016: R+19.4 2012: R+15.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.88%
• Current HPI: 230.5702
• Rent YoY: —
• Metro: Midland, MI
• 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

-13.1% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $99,900 REALCOMP
• 2026-04-30 Price Changed $111,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $111,000 REALCOMP
• 2026-04-16 Relisted — REALCOMP
• 2026-04-16 Relisted — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-03-30 Listed $115,000 REALCOMP
• 2026-03-29 Listed $115,000 MiRealSource-MiMLS

Property tax history

+1.7%/yr

Latest (2024): $1,121 · +6.9% YoY. Source: county tax records.