2787 E Baseline Rd · White Cloud, MI 49349

$89,900

2 bd · 1.0 ba · 552 sqft · Manufactured public records · 27 Days on market

Built 1975 2.50 ac lot

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A nice 2.5 acre setting is ideal for your small and affordable homestead all set up for small animals. Set up for chickens, rabbits and other small animals and an updated singlewide and a new well in 2023. This home would also be a great get-a-way place, close to many of the areas recreational opportunties. Hardy Dam, the Dragon Trail, snomobiling, fishing and hunting can all be found nearby. Check it out Today!

Key facts

• New well
• 2.5 acre setting
• Updated singlewide

Tags

• 2.5 ACRE SETTING
• SET UP FOR SMALL ANIMALS
• UPDATED SINGLEWIDE
• NEW WELL

Property features AI

Exterior

• Utilities: Well water
• Home design: Ranch-style residence; Residential property
• Construction: Built in 1975; Aluminum siding
• Exterior features: Paved road access; 2.5-acre lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 5 rooms; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.9% in White Cloud — 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 64/100 on livability (#485 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• White Cloud Public Schools (rural): math 17% / reading 32% proficiency, ranked #436 of 540 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newaygo County population projected at -21% 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y 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.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 7.2

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,027
• Equity at exit: $13,404

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $27,330
• Equity at exit: $7,773

Cash invested: $25,172 (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 49349

• Home prices YoY: -14.1%
• Active inventory: 81
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $293

Break-even live

Break-even rent $665

Max offer price $89,900

Occupancy floor 67%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-19
   days on market $89,900 Active 27 DOM
2. 2026-06-18
   days on market $89,900 Active 26 DOM
3. 2026-06-17
   days on market $89,900 Active 25 DOM
4. 2026-06-16
   days on market $89,900 Active 24 DOM
5. 2026-06-15
   days on market $89,900 Active 23 DOM
6. 2026-06-14
   days on market $89,900 Active 21 DOM
7. 2026-06-12
   days on market $89,900 Active 20 DOM
8. 2026-06-09
   days on market $89,900 Active 17 DOM
9. 2026-06-08
   days on market $89,900 Active 16 DOM
10. 2026-06-07
    days on market $89,900 Active 15 DOM
11. 2026-06-07
    days on market $89,900 Active 14 DOM
12. 2026-06-04
    days on market $89,900 Active 11 DOM
13. 2026-06-02
    days on market $89,900 Active 10 DOM
14. 2026-06-01
    days on market $89,900 Active 9 DOM
15. 2026-05-31
    days on market $89,900 Active 8 DOM
16. 2026-05-31
    days on market $89,900 Active 7 DOM
17. 2026-05-23
    listed $89,900 Active

    Show marketing remark (418 chars)

    A nice 2.5 acre setting is ideal for your small and affordable homestead all set up for small animals. Set up for chickens, rabbits and other small animals and an updated singlewide and a new well in 2023. This home would also be a great get-a-way place, close to many of the areas recreational opportunties. Hardy Dam, the Dragon Trail, snomobiling, fishing and hunting can all be found nearby. Check it out Today!

18. 2026-05-23
    listed $89,900 Active 415-char remark

    Show marketing remark (418 chars)

    A nice 2.5 acre setting is ideal for your small and affordable homestead all set up for small animals. Set up for chickens, rabbits and other small animals and an updated singlewide and a new well in 2023. This home would also be a great get-a-way place, close to many of the areas recreational opportunties. Hardy Dam, the Dragon Trail, snomobiling, fishing and hunting can all be found nearby. Check it out Today!

19. 2026-05-23
    listed $89,900 Active 418-char remark

    Show marketing remark (418 chars)

    A nice 2.5 acre setting is ideal for your small and affordable homestead all set up for small animals. Set up for chickens, rabbits and other small animals and an updated singlewide and a new well in 2023. This home would also be a great get-a-way place, close to many of the areas recreational opportunties. Hardy Dam, the Dragon Trail, snomobiling, fishing and hunting can all be found nearby. Check it out Today!

20. 2023-10-04
    soldstatus $75,000 Sold
21. 2023-10-04
    soldstatus $75,000 Closed
22. 2023-10-04
    soldstatus $75,000 Sold
23. 2023-09-28
    status Pending
24. 2023-09-28
    status Pending
25. 2023-09-28
    status Pending
26. 2023-09-23
    price $69,900
27. 2023-09-22
    price $69,900
28. 2023-09-22
    price $69,900
29. 2023-09-12
    listed $75,000 Active
30. 2023-09-12
    listed $75,000 Active
31. 2023-09-12
    listed $75,000 Active
32. 2018-06-13
    soldstatus $16,500
33. 2018-06-13
    soldstatus $16,500 Sold
34. 2018-06-13
    soldstatus $16,500
35. 2018-06-09
    status Pending
36. 2018-05-26
    price $19,900
37. 2018-05-25
    status Active
38. 2018-05-22
    status Pending
39. 2018-04-27
    listed $19,900
40. 2018-04-27
    listed $25,000 Active
41. 2018-04-27
    listed $19,900
42. 2017-09-07
    soldstatus $22,500
43. 2017-09-07
    soldstatus $22,500 Sold
44. 2017-09-07
    soldstatus $22,500
45. 2017-08-14
    status Pending
46. 2017-07-28
    listed $25,000 Active
47. 2017-07-28
    listed $25,000

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$595/yr (+$50/mo · 306.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 15 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: $12,421
• − Mortgage interest: −$5,036
• − Property taxes: −$194
• − Insurance: −$450
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,615
• Taxable income: $2,139
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,998/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: White Cloud Public Schools
• NCES district ID: 2636060
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $37,178
• Composite: 20.36/100
• National rank: #8601
• State rank: #436 of 540 in MI

Livability — White Cloud

• Score: 64/100
• State rank: #485
• US rank: #14110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,059

Population outlook (Newaygo County) Hauer SSP2

• Today (2025): 46,371 people
• By 2030: 44,879 · -3.2%
• By 2040: 41,107 · -11.4%
• By 2050: 36,800 · -20.6%
• By 2075: 27,507 · -40.7%
• By 2100: 18,600 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 9% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Newaygo

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -4.6pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.4 2016: R+39.6 2012: R+17.4 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.33%
• Current HPI: 270.7935
• 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

+259.6% since first listed

31 events — show timeline

• 2026-05-23 Listed $89,900 REALCOMP
• 2026-05-23 Listed $89,900 MiRealSource-MiMLS
• 2026-05-23 Listed $89,900 SW Michigan MLS
• 2023-10-04 Sold (MLS) $75,000 SW Michigan MLS
• 2023-10-04 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2023-10-04 Sold (MLS) $75,000 REALCOMP
• 2023-09-28 Pending — REALCOMP
• 2023-09-28 Pending — MiRealSource-MiMLS
• 2023-09-28 Pending — SW Michigan MLS
• 2023-09-23 Price Changed $69,900 MiRealSource-MiMLS
• 2023-09-22 Price Changed $69,900 REALCOMP
• 2023-09-22 Price Changed $69,900 SW Michigan MLS
• 2023-09-12 Listed $75,000 SW Michigan MLS
• 2023-09-12 Listed $75,000 MiRealSource-MiMLS
• 2023-09-12 Listed $75,000 REALCOMP
• 2018-06-13 Sold (Public Records) $16,500 Public Records
• 2018-06-13 Sold (MLS) $16,500 SW Michigan MLS
• 2018-06-13 Sold (MLS) $16,500 REALCOMP
• 2018-06-09 Pending — SW Michigan MLS
• 2018-05-26 Price Changed $19,900 SW Michigan MLS
• 2018-05-25 Relisted — SW Michigan MLS
• 2018-05-22 Pending — SW Michigan MLS
• 2018-04-27 Listed $19,900 MiRealSource-MiMLS
• 2018-04-27 Listed $25,000 SW Michigan MLS
• 2018-04-27 Listed $19,900 REALCOMP
• 2017-09-07 Sold (Public Records) $22,500 Public Records
• 2017-09-07 Sold (MLS) $22,500 SW Michigan MLS
• 2017-09-07 Sold (MLS) $22,500 REALCOMP
• 2017-08-14 Pending — SW Michigan MLS
• 2017-07-28 Listed $25,000 SW Michigan MLS
• 2017-07-28 Listed $25,000 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $194 · -67.2% YoY. Source: county tax records.