4101 Gayla Dr · Summerfield, MI 48625

$85,000

1 bd · 1.0 ba · 624 sqft · Manufactured public records · 99 Days on market

Built 1966 0.31 ac lot $136/sqft · 21% above area Est $70k · 21% over

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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).

• Cash flow +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to the peace and quiet of Northern Michigan with this charming 1-bedroom, 1-bath cottage located just minutes from Leota and the Muskegon River. Tucked into a rural setting with nearby riding trails, this property makes the perfect weekend getaway, hunting base or outdoor retreat. Inside you'll find a cozy layout featuring an eat-in kitchen, full bathroom and comfortable living space. The property includes a 1-car garage and two storage sheds, providing plenty of room for tools, toys, and outdoor gear. Several useful items are included with the sale, including a full-size refrigerator, stove, microwave, portable washer, A/C unit, workbench in the garage and a zero-turn mower. A woodstove is also included (not currently hooked up) for potential added warmth and cabin charm. Enjoy easy access to outdoor recreation including fishing, trail riding, and exploring the beautiful Muskegon River. An RV currently on the property is negotiable with the sale. If you're looking for an affordable Northern Michigan escape close to nature and trails, this could be the perfect spot.

Key facts

• Nearby riding trails
• Eat-in kitchen
• 1 car garage

Tags

• RURAL SETTING
• NEARBY RIDING TRAILS
• EAT-IN KITCHEN
• 1 CAR GARAGE
• TWO STORAGE SHEDS
• FULL SIZE REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (8.1% below list).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Harrison Community Schools (town): math 17% / reading 28% proficiency, ranked #457 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 238 active listings in the ZIP; 77 units permitted in Clare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clare County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $85k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 9.1

CMA / ARV

• ARV (median comp): $70,032
• List price: $85,000
• Delta: 21.37%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-6,237
• Equity at exit: $12,674

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $4,155
• Equity at exit: $7,349

Cash invested: $23,800 (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 48625

• Home prices YoY: -25.5%
• Active inventory: 238
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $781 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $119

Break-even live

Break-even rent $631

Max offer price $85,000

Occupancy floor 80%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $85,000 Pending 99 DOM
2. 2026-06-17
   days on market $85,000 Active 99 DOM
3. 2026-06-16
   days on market $85,000 Active 98 DOM
4. 2026-06-15
   days on market $85,000 Active 97 DOM
5. 2026-06-13
   days on market $85,000 Active 95 DOM
6. 2026-06-12
   days on market $85,000 Active 94 DOM
7. 2026-06-09
   days on market $85,000 Active 91 DOM
8. 2026-06-08
   days on market $85,000 Active 90 DOM
9. 2026-06-07
   days on market $85,000 Active 89 DOM
10. 2026-06-07
    days on market $85,000 Active 88 DOM
11. 2026-06-04
    days on market $85,000 Active 85 DOM
12. 2026-06-02
    days on market $85,000 Active 84 DOM
13. 2026-06-01
    days on market $85,000 Active 83 DOM
14. 2026-05-31
    days on market $85,000 Active 82 DOM
15. 2026-05-31
    days on market $85,000 Active 81 DOM
16. 2026-04-26
    price $91,900 1089-char remark

    Show marketing remark (1089 chars)

    Escape to the peace and quiet of Northern Michigan with this charming 1-bedroom, 1-bath cottage located just minutes from Leota and the Muskegon River. Tucked into a rural setting with nearby riding trails, this property makes the perfect weekend getaway, hunting base or outdoor retreat. Inside you'll find a cozy layout featuring an eat-in kitchen, full bathroom and comfortable living space. The property includes a 1-car garage and two storage sheds, providing plenty of room for tools, toys, and outdoor gear. Several useful items are included with the sale, including a full-size refrigerator, stove, microwave, portable washer, A/C unit, workbench in the garage and a zero-turn mower. A woodstove is also included (not currently hooked up) for potential added warmth and cabin charm. Enjoy easy access to outdoor recreation including fishing, trail riding, and exploring the beautiful Muskegon River. An RV currently on the property is negotiable with the sale. If you're looking for an affordable Northern Michigan escape close to nature and trails, this could be the perfect spot.

17. 2026-03-07
    listed $99,900 Active 1089-char remark

    Show marketing remark (1089 chars)

    Escape to the peace and quiet of Northern Michigan with this charming 1-bedroom, 1-bath cottage located just minutes from Leota and the Muskegon River. Tucked into a rural setting with nearby riding trails, this property makes the perfect weekend getaway, hunting base or outdoor retreat. Inside you'll find a cozy layout featuring an eat-in kitchen, full bathroom and comfortable living space. The property includes a 1-car garage and two storage sheds, providing plenty of room for tools, toys, and outdoor gear. Several useful items are included with the sale, including a full-size refrigerator, stove, microwave, portable washer, A/C unit, workbench in the garage and a zero-turn mower. A woodstove is also included (not currently hooked up) for potential added warmth and cabin charm. Enjoy easy access to outdoor recreation including fishing, trail riding, and exploring the beautiful Muskegon River. An RV currently on the property is negotiable with the sale. If you're looking for an affordable Northern Michigan escape close to nature and trails, this could be the perfect spot.

18. 2019-09-20
    soldstatus $22,500
19. 2015-06-16
    soldstatus $14,700 607-char remark

    Show marketing remark (607 chars)

    If outdoor recreation is what you like this cabin is in the right location. Just A Little way from the Heart of down town Leota Michigan, is where you'll find this great little cabin on a 100 x 135 ft. lot, in a nice development with state recreation land all around. Cabin features new roof boards and shingles, Lp gas FA furnace and a free sanding wood fireplace. 200 amp elc. Inside features are a great room for living and sleeping, and nice eat in kitchen with antique double door kelvanator refrigerator and double electric range. and a full bath. Call today to see this great property for yourself.

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$552/yr (+$46/mo · 267.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 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: $9,377
• − Mortgage interest: −$4,761
• − Property taxes: −$206
• − Insurance: −$425
• − Repairs & maintenance: −$750
• − Management: −$750
• − Depreciation: −$2,473
• Taxable income: $12
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,425/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: Harrison Community Schools
• NCES district ID: 2617820
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $30,377
• Composite: 18.07/100
• National rank: #8977
• State rank: #457 of 540 in MI

Livability — Summerfield

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

Census & demographics

• Population (ZIP): 12,939

Population outlook (Clare County) Hauer SSP2

• Today (2025): 29,283 people
• By 2030: 28,199 · -3.7%
• By 2040: 25,722 · -12.2%
• By 2050: 23,372 · -20.2%
• By 2075: 18,569 · -36.6%
• By 2100: 14,320 · -51.1%

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: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Clare

• 2024 margin: Solid R (+37.6) · D 30.5% · R 68.1% · Other 1.4%
• 2008→2024 swing: -42.4pp toward R · 2008: 4.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.8 2016: R+31.8 2012: R+4.8 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.38%
• Current HPI: 234.9586
• 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

+525.2% since first listed

4 events — show timeline

• 2026-04-26 Price Changed $91,900 MiRealSource-MiMLS
• 2026-03-07 Listed $99,900 MiRealSource-MiMLS
• 2019-09-20 Sold (Public Records) $22,500 Public Records
• 2015-06-16 Sold (MLS) $14,700 WWMLS

Property tax history

-9.2%/yr

Latest (2025): $206 · -76.2% YoY. Source: county tax records.