1994 E Stockwell Rd · Hayes, MI 48625

$85,000

3 bd · 1.0 ba · 1,512 sqft · Manufactured public records · 50 Days on market

Built 1996 0.43 ac lot

---

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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2 full bath home offering approximately 1,500 sq ft of living space on a large . 43-acre corner lot in a quiet setting. This property features a functional layout with a large living area, dedicated laundry room off the mudroom, and a roomy kitchen with ample cabinet space. The home offers great potential with just some cosmetic updates including paint, flooring, and general cleaning to really make it shine. Ideally located just 1 minute from Clare County Airport and within approximately 5 minutes of several popular lakes including Budd Lake and Sutherland Lake to the south, and Long Lake, Arnold Lake, and Cranberry Lake to the east. Outside offers a spacious yard with mature trees and room to enjoy. A great opportunity for a primary home, up north getaway, or investment with strong upside potential.

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1996

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Ranch-style residential property; Built in 1996
• Construction: Vinyl siding
• Exterior features: Corner lot; Yard shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heating present
• Interior features: 7 total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $85k implies a 198% gain — meaningful room to come down on a strong offer.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.3

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $5,761
• Equity at exit: $12,674

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $30,216
• 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: 6.3×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $306

Break-even live

Break-even rent $742

Max offer price $85,000

Occupancy floor 68%

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 20 events

1. 2026-06-18
   days on market $85,000 Active 50 DOM

   Show marketing remark (831 chars)

   Spacious 3-bedroom, 2 full bath home offering approximately 1,500 sq ft of living space on a large . 43-acre corner lot in a quiet setting. This property features a functional layout with a large living area, dedicated laundry room off the mudroom, and a roomy kitchen with ample cabinet space. The home offers great potential with just some cosmetic updates including paint, flooring, and general cleaning to really make it shine. Ideally located just 1 minute from Clare County Airport and within approximately 5 minutes of several popular lakes including Budd Lake and Sutherland Lake to the south, and Long Lake, Arnold Lake, and Cranberry Lake to the east. Outside offers a spacious yard with mature trees and room to enjoy. A great opportunity for a primary home, up north getaway, or investment with strong upside potential.

2. 2026-06-18
   price $85,000 Active 49 DOM

   Show marketing remark (831 chars)

   Spacious 3-bedroom, 2 full bath home offering approximately 1,500 sq ft of living space on a large . 43-acre corner lot in a quiet setting. This property features a functional layout with a large living area, dedicated laundry room off the mudroom, and a roomy kitchen with ample cabinet space. The home offers great potential with just some cosmetic updates including paint, flooring, and general cleaning to really make it shine. Ideally located just 1 minute from Clare County Airport and within approximately 5 minutes of several popular lakes including Budd Lake and Sutherland Lake to the south, and Long Lake, Arnold Lake, and Cranberry Lake to the east. Outside offers a spacious yard with mature trees and room to enjoy. A great opportunity for a primary home, up north getaway, or investment with strong upside potential.

3. 2026-06-17
   days on market $95,000 Active 49 DOM

   Show marketing remark (831 chars)

   Spacious 3-bedroom, 2 full bath home offering approximately 1,500 sq ft of living space on a large . 43-acre corner lot in a quiet setting. This property features a functional layout with a large living area, dedicated laundry room off the mudroom, and a roomy kitchen with ample cabinet space. The home offers great potential with just some cosmetic updates including paint, flooring, and general cleaning to really make it shine. Ideally located just 1 minute from Clare County Airport and within approximately 5 minutes of several popular lakes including Budd Lake and Sutherland Lake to the south, and Long Lake, Arnold Lake, and Cranberry Lake to the east. Outside offers a spacious yard with mature trees and room to enjoy. A great opportunity for a primary home, up north getaway, or investment with strong upside potential.

4. 2026-06-16
   days on market $95,000 Active 48 DOM
5. 2026-06-15
   days on market $95,000 Active 47 DOM
6. 2026-06-13
   days on market $95,000 Active 45 DOM
7. 2026-06-12
   days on market $95,000 Active 44 DOM
8. 2026-06-09
   days on market $95,000 Active 41 DOM
9. 2026-06-08
   days on market $95,000 Active 40 DOM
10. 2026-06-07
    days on market $95,000 Active 39 DOM
11. 2026-06-07
    days on market $95,000 Active 38 DOM
12. 2026-06-04
    days on market $95,000 Active 35 DOM
13. 2026-06-02
    days on market $95,000 Active 34 DOM
14. 2026-06-01
    days on market $95,000 Active 33 DOM
15. 2026-05-31
    days on market $95,000 Active 32 DOM
16. 2026-05-31
    days on market $95,000 Active 31 DOM
17. 2026-04-29
    listed $95,000 Active 830-char remark

    Show marketing remark (831 chars)

    Spacious 3-bedroom, 2 full bath home offering approximately 1,500 sq ft of living space on a large . 43-acre corner lot in a quiet setting. This property features a functional layout with a large living area, dedicated laundry room off the mudroom, and a roomy kitchen with ample cabinet space. The home offers great potential with just some cosmetic updates including paint, flooring, and general cleaning to really make it shine. Ideally located just 1 minute from Clare County Airport and within approximately 5 minutes of several popular lakes including Budd Lake and Sutherland Lake to the south, and Long Lake, Arnold Lake, and Cranberry Lake to the east. Outside offers a spacious yard with mature trees and room to enjoy. A great opportunity for a primary home, up north getaway, or investment with strong upside potential.

18. 2026-04-29
    listed $95,000 Active 831-char remark

    Show marketing remark (831 chars)

    Spacious 3-bedroom, 2 full bath home offering approximately 1,500 sq ft of living space on a large . 43-acre corner lot in a quiet setting. This property features a functional layout with a large living area, dedicated laundry room off the mudroom, and a roomy kitchen with ample cabinet space. The home offers great potential with just some cosmetic updates including paint, flooring, and general cleaning to really make it shine. Ideally located just 1 minute from Clare County Airport and within approximately 5 minutes of several popular lakes including Budd Lake and Sutherland Lake to the south, and Long Lake, Arnold Lake, and Cranberry Lake to the east. Outside offers a spacious yard with mature trees and room to enjoy. A great opportunity for a primary home, up north getaway, or investment with strong upside potential.

19. 2026-04-29
    listed $95,000 Active

    Show marketing remark (831 chars)

    Spacious 3-bedroom, 2 full bath home offering approximately 1,500 sq ft of living space on a large . 43-acre corner lot in a quiet setting. This property features a functional layout with a large living area, dedicated laundry room off the mudroom, and a roomy kitchen with ample cabinet space. The home offers great potential with just some cosmetic updates including paint, flooring, and general cleaning to really make it shine. Ideally located just 1 minute from Clare County Airport and within approximately 5 minutes of several popular lakes including Budd Lake and Sutherland Lake to the south, and Long Lake, Arnold Lake, and Cranberry Lake to the east. Outside offers a spacious yard with mature trees and room to enjoy. A great opportunity for a primary home, up north getaway, or investment with strong upside potential.

20. 2020-06-10
    soldstatus $28,520

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$25/yr (+$2/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,558
• − Mortgage interest: −$4,761
• − Property taxes: −$1,260
• − Insurance: −$425
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,473
• Taxable income: $2,470
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,085/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 — Hayes

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

+198.0% since first listed

7 events — show timeline

• 2026-06-18 Price Changed $85,000 MiRealSource-MiMLS
• 2026-06-17 Price Changed $85,000 REALCOMP
• 2026-06-17 Price Changed $85,000 SW Michigan MLS
• 2026-04-29 Listed $95,000 SW Michigan MLS
• 2026-04-29 Listed $95,000 REALCOMP
• 2026-04-29 Listed $95,000 MiRealSource-MiMLS
• 2020-06-10 Sold (Public Records) $28,520 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,260 · +45.4% YoY. Source: county tax records.