7542 Wyndamar Dr · Mancelona, MI 49659

$99,000

4 bd · 1.0 ba · 768 sqft · SingleFamily public records · 2 Days on market

Built 1982 0.74 ac lot $129/sqft · 15% below area

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to add value with this ranch home featuring strong potential and room to build equity. A newer roof provides a solid start, while the walkout lower level offers additional living space with a large family room and plenty of flexibility for future improvements. Whether you're looking for a primary residence, vacation rental, long-term investment, or Airbnb opportunity, this property offers endless possibilities. With some updating and personal touches, this home could truly shine. Being sold as-is, making it an excellent option for investors, renovators, or buyers seeking a property with upside potential.

Key facts

• Large family room
• Newer roof
• Walkout lower level

Tags

• NEWER ROOF
• WALKOUT LOWER LEVEL
• LARGE FAMILY ROOM
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Home design: Ranch-style single-family residence; Built in 1982
• Construction: Stone and wood siding exterior
• Exterior features: Approximately 0.74-acre lot

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Wall furnace; Wood heating
• Interior features: LP tank owned; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.1% vs local median 3.4% in Mancelona — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#105 in MI, #2,568 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Mancelona Public Schools (rural): math 28% / reading 41% proficiency, ranked #310 of 540 in MI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 155 active listings in the ZIP; 101 units permitted in Antrim County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Antrim County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $62k; list at $99k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $99,000

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $267,040
• List price: $99,000
• Delta: -51.36%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,498
• Equity at exit: $14,761

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $17,377
• Equity at exit: $8,560

Cash invested: $27,720 (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 49659

• Home prices YoY: -29.7%
• Active inventory: 155
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$69 /mo · $834/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $229

Break-even live

Break-even rent $797

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $285	-5% $257	+0% $229	+5% $201	+10% $173
Rent	-10% $143	-5% $186	+0% $229	+5% $272	+10% $314
Rate	-1.0pp $278	-0.5pp $254	base $229	+0.5pp $203	+1.0pp $177

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   remarks 629-char remark
2. 2026-06-21
   pricedays on marketlisting id $99,000 Active 2 DOM
3. 2026-06-07
   days on market $129,900 Active 56 DOM
4. 2026-06-05
   days on market $129,900 Active 54 DOM
5. 2026-06-04
   days on market $129,900 Active 52 DOM
6. 2026-06-02
   days on market $129,900 Active 51 DOM
7. 2026-06-01
   days on market $129,900 Active 50 DOM
8. 2026-05-31
   days on market $129,900 Active 49 DOM
9. 2026-05-31
   days on market $129,900 Active 48 DOM
10. 2026-04-14
    status Active 464-char remark
11. 2026-04-14
    status Active 464-char remark
12. 2026-04-14
    status Active
13. 2026-04-10
    historical
14. 2026-04-09
    historical 464-char remark
15. 2026-04-08
    listed $129,900 Active 464-char remark
16. 2026-04-07
    listed $129,900 Active 464-char remark
17. 2026-04-07
    listed $129,900 Active
18. 2013-11-18
    soldstatus $62,000

ⓘ 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: $834 · $69/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: +$345/yr (+$29/mo · 41.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,041
• − Mortgage interest: −$5,546
• − Property taxes: −$834
• − Insurance: −$495
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,880
• Taxable income: $1,200
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $2,456/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: Mancelona Public Schools
• NCES district ID: 2622350
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $39,613
• Composite: 28.89/100
• National rank: #6639
• State rank: #310 of 540 in MI

Livability — Mancelona

• Score: 78/100
• State rank: #105
• US rank: #2568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakes of the North, MI
• Population (ZIP): 7,226

Population outlook (Antrim County) Hauer SSP2

• Today (2025): 21,804 people
• By 2030: 20,814 · -4.5%
• By 2040: 18,394 · -15.6%
• By 2050: 15,981 · -26.7%
• By 2075: 11,712 · -46.3%
• By 2100: 7,651 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 4%
• Foreign-born: 1% · Canada

Political lean MEDSL · Antrim

• 2024 margin: Strong R (+23.8) · D 37.5% · R 61.2% · Other 1.2%
• 2008→2024 swing: -13.4pp toward R · 2008: -10.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+23.8 2016: R+29.6 2012: R+21.3 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.79%
• Current HPI: 245.5937
• 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

+59.7% since first listed

11 events — show timeline

• 2026-06-18 Listed $99,000 SW Michigan MLS
• 2026-06-18 Listed $99,000 REALCOMP
• 2026-06-18 Listed $99,000 MiRealSource-MiMLS
• 2026-06-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-14 Relisted — MiRealSource-MiMLS
• 2026-04-14 Relisted — REALCOMP
• 2026-04-09 Listing Removed — REALCOMP
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-08 Listed $129,900 REALCOMP
• 2026-04-07 Listed $129,900 MiRealSource-MiMLS
• 2013-11-18 Sold (Public Records) $62,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $834 · +3.2% YoY. Source: county tax records.