2848 W Pierce Dr · White Cloud, MI 49312

$40,000

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 7 Days on market

Built 1971 1.10 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nestled on 1.1 wooded acres and bordering thousands of acres of Federal land, this well-loved 2-bedroom, 1-bath mobile home has been cherished by the same family for years as a summer retreat and hunting basecamp. The expando provides extra living space for gathering after a day on the trails or in the woods, while the storage shed offers plenty of room for your outdoor gear. Recent updates include brand-new plumbing throughout. This is a true turn-key property with the washer, dryer, stove, refrigerator, microwave, furnishings and most personal property included--simply pack your bags and start making memories. Outdoor enthusiasts will love the location, with the North Country Trailhead just minutes away, miles of ATV and snowmobile trails nearby, and Benton Lake less than a mile away for fishing, swimming, and relaxing. Ride your ATV to local bars and restaurants. Seller is a licensed Realtor in the State of MIOutdoor enthusiasts will love the location, with the North Country Trailhead just minutes away, miles of ATV and snowmobile trails nearby, and Benton Lake less than a mile away for fishing, swimming, and relaxing. Ride your ATV to local bars and restaurant. Being Sold As is.

Key facts

• Extra living space
• Wooded acres
• Storage shed

Tags

• WOODED ACRES
• EXTRA LIVING SPACE
• STORAGE SHED
• BRAND-NEW PLUMBING
• NORTH COUNTRY TRAILHEAD
• ATV AND SNOWMOBILE TRAILS

Property features AI

Exterior

• Utilities: Well water
• Home design: Residential property; Built in 1971; Paved road access
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Wooded lot; Shed(s)

Interior

• Kitchen: Microwave; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; 5 total rooms; Storm windows and screens; Window treatments
• Laundry & utility: Washer; Dryer; Dedicated laundry room; Basement (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $40k).
• Cap rate 17.7% 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: 8 active listings in the ZIP; 155 units permitted in Newaygo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (2.7% local appreciation)).
• Newaygo County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 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.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1971 — 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: 2.08% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.62%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 3.53×
• Total profit: $28,363
• Equity at exit: $17,330

10-year hold

• IRR: 45.7%
• Equity multiple: 7.07×
• Total profit: $67,930
• Equity at exit: $26,208

Cash invested: $11,200 (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 49312

• Home prices YoY: 1.4%
• Active inventory: 8
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $379

Break-even live

Break-even rent $353

Max offer price $40,000

Occupancy floor 49%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $40,000 Pending 7 DOM
2. 2026-06-16
   days on market $40,000 Active 7 DOM
3. 2026-06-15
   days on market $40,000 Active 6 DOM
4. 2026-06-14
   days on market $40,000 Active 4 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   listed $40,000 Active 3 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: $628 · $52/mo
• Projected year-2 tax: $628 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $9,993
• − Mortgage interest: −$2,241
• − Property taxes: −$628
• − Insurance: −$200
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$1,164
• Taxable income: $4,162
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $3,551/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): 188

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 (95%)
• Race & ethnicity: White 95% Black 4% Native American 1%
• Common ancestry: Iranian 5% Subsaharan African 5% Lithuanian 3%

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: ▲ 2.71%
• Current HPI: 190.3592
• 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

3 events — show timeline

• 2026-06-09 Listed $40,000 MiRealSource-MiMLS
• 2026-06-09 Listed $40,000 REALCOMP
• 2026-06-09 Listed $40,000 SW Michigan MLS

Property tax history

+2.0%/yr

Latest (2025): $628 · +2.0% YoY. Source: county tax records.