3621 Hawthorne St · Village of Clarkston, MI 48348

$52,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 7 Days on market

Built 2019 $920/mo HOA · 48% of rent

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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
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautiful 2019-built, 3-bedroom, 2-bathroom manufactured home located in the highly desirable Sashabaw Meadows community! Offering modern finishes and a move-in ready interior, this home combines comfort, style, and convenience. Step inside to an open-concept floor plan where the spacious kitchen flows seamlessly into the living room, creating the perfect space for entertaining or everyday living. The kitchen features newer appliances, ample cabinet space, and modern finishes that complement the home's contemporary design. The thoughtfully designed layout includes a dedicated first-floor laundry room conveniently located just off the kitchen. All three bedrooms are gene

Key facts

• Fitness center
• Private bath
• Storage shed

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE WALK-IN CLOSETS
• PRIVATE BATH
• STORAGE SHED
• FITNESS CENTER
• PICNIC AND BARBECUE AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $52k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Cap rate 11.7% vs local median 3.3% in Village of Clarkston — 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 79/100 on livability (#98 in MI, #2,255 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Brandon School District In The Counties Of Oakland And Lapee (town): math 35% / reading 48% proficiency, ranked #152 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oakwood Elementary School (math 42% / reading 52%, grade D-, #433 of 1,397 statewide, top 34%, 442 students, 48% FRL); Brandon Middle School (math 33% / reading 48%, grade F, #202 of 493 statewide, top 42%, 411 students, 46% FRL); Brandon High School (math 42% / reading 52%, grade D-, #187 of 713 statewide, top 29%, 733 students, 37% FRL).
• Market conditions: 153 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 18% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $52,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.68% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 2.3

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $7,033
• Equity at exit: $7,753

10-year hold

• IRR: 21.6%
• Equity multiple: 2.90×
• Total profit: $27,679
• Equity at exit: $4,496

Cash invested: $14,560 (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 48348

• Active inventory: 153
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$920
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $233

Break-even live

Break-even rent $1,619

Max offer price $52,000

Occupancy floor 83%

Sensitivity live

Price	-10% $269	-5% $251	+0% $233	+5% $215	+10% $197
Rent	-10% $82	-5% $158	+0% $233	+5% $309	+10% $385
Rate	-1.0pp $260	-0.5pp $247	base $233	+0.5pp $220	+1.0pp $206

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Brookside Rd Clarkston, MI	2.0	2.0	1672	$3,032	$1.81	0d	1	0.35mi
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.36mi
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	3d	1	0.37mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	0d	1	0.44mi

HOA detail

• Monthly dues: $920 · $11,040/yr

Listing history 17 events

1. 2026-06-21
   days on market $52,000 Active 7 DOM
2. 2026-06-18
   days on market $52,000 Active 4 DOM
3. 2026-06-17
   days on market $52,000 Active 3 DOM
4. 2026-06-16
   days on market $52,000 Active 2 DOM
5. 2026-06-15
   listing id $52,000 Active 1 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   pricedays on marketlisting id $52,000 Active 1 DOM
8. 2026-06-13
   days on market $65,000 Active 32 DOM
9. 2026-06-09
   days on market $65,000 Active 28 DOM
10. 2026-06-08
    days on market $65,000 Active 27 DOM
11. 2026-06-07
    days on market $65,000 Active 26 DOM
12. 2026-06-04
    days on market $65,000 Active 23 DOM
13. 2026-06-03
    days on market $65,000 Active 22 DOM
14. 2026-06-02
    days on market $65,000 Active 21 DOM
15. 2026-06-01
    days on market $65,000 Active 20 DOM
16. 2026-05-31
    days on market $65,000 Active 19 DOM
17. 2026-05-12
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,978
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$11,040
• − Depreciation: −$1,513
• Taxable income: $2,796
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,130/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: Brandon School District In The Counties Of Oakland And Lapee
• NCES district ID: 2606570
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $73,593
• Composite: 37.94/100
• National rank: #4306
• State rank: #152 of 540 in MI

Livability — Village of Clarkston

• Score: 79/100
• State rank: #98
• US rank: #2255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.65%
• Current HPI: 196.4302
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

1 event — show timeline

• 2026-05-12 Listed $65,000 FSBO.com