2841 Whites Brg · Keene, MI 48809

$175,000

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 11 Days on market

Built 1971 1.63 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

3 bedroom, 1 bath, kitchen dinning open floor bed. 2 stall garage sitting on 1.63acres over looking over the river. Mobile home. On a fixed foundation basement partially. With furnace and hot water heater in it. Home has additional barn for horse. Go see it today ! Get accepted offer today!!

Key facts

• Fixed foundation
• Over looking river
• Additional barn

Tags

• OPEN FLOOR
• OVER LOOKING RIVER
• FIXED FOUNDATION
• ADDITIONAL BARN

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Electricity available; High-speed internet
• Home design: Residential property; Other architectural style; Built in 1971
• Construction: Aluminum siding; Aluminum/metal roof; Partial crawl space basement
• Exterior features: 1.63-acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes living areas and kitchen)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Hot water heating
• Interior features: LP tank is rented; Replacement windows; 36-inch entrance door
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (35.7% below list).
• Recommended offer: $112k (35.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Belding Area School District (town): math 23% / reading 31% proficiency, ranked #398 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $30k; list at $175k implies a 483% gain — meaningful room to come down on a strong offer.

Recommended offer $112,458 (35.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.64% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $80,733
• Equity at exit: $157,654

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $249,098
• Equity at exit: $339,987

Cash invested: $49,000 (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 48809

• Home prices YoY: 3.3%
• Active inventory: 72
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-228

Break-even live

Break-even rent $1,413

Max offer price $134,681

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $175,000 Active 11 DOM
2. 2026-06-17
   days on market $175,000 Active 10 DOM
3. 2026-06-16
   days on market $175,000 Active 9 DOM
4. 2026-06-15
   days on market $175,000 Active 8 DOM
5. 2026-06-14
   days on market $175,000 Active 6 DOM
6. 2026-06-10
   days on market $175,000 Active 3 DOM
7. 2026-06-09
   days on market $175,000 Active 2 DOM
8. 2026-06-08
   remarks 294-char remark
9. 2026-06-08
   listed $175,000 Active 1 DOM

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$591/yr (+$49/mo · 39.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,495
• − Mortgage interest: −$9,803
• − Property taxes: −$1,512
• − Insurance: −$875
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$5,091
• Taxable loss: −$5,945
• Est. tax savings @ 24.0%: +$1,427
• After-tax cash flow: $-1,312/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: Belding Area School District
• NCES district ID: 2604530
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $46,310
• Composite: 23.33/100
• National rank: #7915
• State rank: #398 of 540 in MI

Livability — Keene

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

Census & demographics

• Population (ZIP): 11,292

Population outlook (Ionia County) Hauer SSP2

• Today (2025): 63,958 people
• By 2030: 63,321 · -1.0%
• By 2040: 61,544 · -3.8%
• By 2050: 58,682 · -8.2%
• By 2075: 48,909 · -23.5%
• By 2100: 35,867 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 7% Romanian 4% Lithuanian 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Ionia

• 2024 margin: Solid R (+31.9) · D 33.3% · R 65.2% · Other 1.5%
• 2008→2024 swing: -26.0pp toward R · 2008: -5.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+30.3 2016: R+31.0 2012: R+12.8 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.30%
• Current HPI: 412.5108
• 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

+483.3% since first listed

4 events — show timeline

• 2026-06-07 Listed $175,000 REALCOMP
• 2026-06-07 Listed $175,000 MiRealSource-MiMLS
• 2026-06-07 Listed $175,000 SW Michigan MLS
• 2016-03-28 Sold (Public Records) $30,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,512 · +4.2% YoY. Source: county tax records.