3300 N 3 Mile Rd · Clark, MI 49745

$125,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 319 Days on market

Built 1994 1.22 ac lot

---

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 +10.9/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Discover this cozy 2 bedroom, 1 1/2 bath home nestled on a little over 1 acre of beautifully wooded land. Located just minutes from Bear on the Mountain golf course and casino, this property offers convenience. Perfect for nature lovers or a weekend getaway!

Key facts

• Minutes from casino
• Wooded land
• 1.22 acre lot

Tags

• WOODED LAND
• MINUTES FROM GOLF COURSE
• MINUTES FROM CASINO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-54 ($-649/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (29.0% below list).
• Recommended offer: $89k (29.0% 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.
• Les Cheneaux Community Schools (rural): math 45% / reading 55% proficiency, ranked #186 of 760 in MI (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 41 units permitted in Mackinac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.5% local appreciation)).
• Mackinac County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $125k implies a 793% gain — meaningful room to come down on a strong offer.

Recommended offer $88,707 (29.0% 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. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.04×
• Total profit: $36,544
• Equity at exit: $82,785

10-year hold

• IRR: 15.1%
• Equity multiple: 4.12×
• Total profit: $109,165
• Equity at exit: $153,896

Cash invested: $35,000 (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 49745

• Home prices YoY: 3.3%
• Active inventory: 19
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-54

Break-even live

Break-even rent $956

Max offer price $115,446

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-19	+0% $-54	+5% $-89	+10% $-125
Rent	-10% $-124	-5% $-89	+0% $-54	+5% $-19	+10% $16
Rate	-1.0pp $9	-0.5pp $-22	base $-54	+0.5pp $-86	+1.0pp $-119

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 319 DOM
2. 2026-06-21
   days on market $125,000 Active 318 DOM
3. 2026-06-18
   days on market $125,000 Active 316 DOM
4. 2026-06-17
   days on market $125,000 Active 315 DOM
5. 2026-06-16
   days on market $125,000 Active 314 DOM
6. 2026-06-15
   days on market $125,000 Active 313 DOM
7. 2026-06-13
   days on market $125,000 Active 311 DOM
8. 2026-06-12
   days on market $125,000 Active 310 DOM
9. 2026-06-09
   days on market $125,000 Active 307 DOM
10. 2026-06-08
    days on market $125,000 Active 306 DOM
11. 2026-06-07
    days on market $125,000 Active 305 DOM
12. 2026-06-05
    days on market $125,000 Active 303 DOM
13. 2026-06-04
    days on market $125,000 Active 301 DOM
14. 2026-06-02
    days on market $125,000 Active 300 DOM
15. 2026-06-01
    days on market $125,000 Active 299 DOM
16. 2026-05-31
    days on market $125,000 Active 298 DOM
17. 2026-05-31
    days on market $125,000 Active 297 DOM
18. 2025-09-19
    price $125,000 258-char remark

    Show marketing remark (258 chars)

    Discover this cozy 2 bedroom, 1 1/2 bath home nestled on a little over 1 acre of beautifully wooded land. Located just minutes from Bear on the Mountain golf course and casino, this property offers convenience. Perfect for nature lovers or a weekend getaway!

19. 2025-08-06
    listed $150,000 Active 258-char remark

    Show marketing remark (258 chars)

    Discover this cozy 2 bedroom, 1 1/2 bath home nestled on a little over 1 acre of beautifully wooded land. Located just minutes from Bear on the Mountain golf course and casino, this property offers convenience. Perfect for nature lovers or a weekend getaway!

20. 2007-08-21
    soldstatus $14,000
21. 1989-12-07
    soldstatus $14,000

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$679/yr (+$57/mo · 119.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,645
• − Mortgage interest: −$7,002
• − Property taxes: −$567
• − Insurance: −$625
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$3,636
• Taxable loss: −$2,889
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $44/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: Les Cheneaux Community Schools
• NCES district ID: 2621420
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $43,042
• Composite: 44.12/100
• National rank: #6228
• State rank: #186 of 760 in MI

Livability — Clark

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

Census & demographics

• Population (ZIP): 819

Population outlook (Mackinac County) Hauer SSP2

• Today (2025): 10,449 people
• By 2030: 10,075 · -3.6%
• By 2040: 9,220 · -11.8%
• By 2050: 8,595 · -17.7%
• By 2075: 7,996 · -23.5%
• By 2100: 7,434 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 31% Two or more races 6%
• Common ancestry: Lithuanian 6% German 1% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Mackinac

• 2024 margin: Strong R (+24.9) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -3.8pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.8 2016: R+27.2 2012: R+12.2 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.53%
• Current HPI: 206.3107
• 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

+792.9% since first listed

4 events — show timeline

• 2025-09-19 Price Changed $125,000 EUPBR
• 2025-08-06 Listed $150,000 EUPBR
• 2007-08-21 Sold (Public Records) $14,000 Public Records
• 1989-12-07 Sold (Public Records) $14,000 Public Records

Property tax history

+6.4%/yr

Latest (2023): $567 · +315.4% YoY. Source: county tax records.