4281 Louie Ln · North Branch, MI 48461

$82,500

4 bd · 2.0 ba · 1,381 sqft · Other · 93 Days on market

Built 2000 1.88 ac lot $60/sqft · 52% below area ↓ 21% since listing

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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
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedrooms at this price point is a rare find - making 4281 Louie Ln one of the best value opportunities currently available in the North Branch area. This spacious 4-bedroom, 2-bath manufactured home offers over 1,300 square feet of living space with a practical open layout designed for comfortable everyday living and easy entertaining. The main living area flows naturally into the kitchen and dining spaces, creating a setup that feels open, functional, and welcoming. The flexible four-bedroom layout provides options for guests, hobbies, storage, or a dedicated home office setup that is difficult to find at this price point. Built in 2000, the home offers a comfortable single-level design with room to personalize over time while still being move-in ready for its next owner. Located within the North Branch Meadows community, residents enjoy a peaceful neighborhood setting with access to amenities that may include a clubhouse, playground, basketball court, and common recreation areas, all while remaining close to nearby shopping, dining, and major roadways. Lot rent is approximately $490 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at North Branch Meadows, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

Key facts

• Ample cabinetry
• Full bathroom
• Open layout

Tags

• OPEN LAYOUT
• AMPLE CABINETRY
• FULL BATHROOM
• PEACEFUL COMMUNITY SETTING
• QUIET NEIGHBORHOOD ATMOSPHERE
• CONVENIENT ACCESS TO SHOPPING

🏷️ Possibly a rental listed for sale. The $82,500 price doesn't fit this home's estimated sale value (~$170,419) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.6% in North Branch — 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 67/100 on livability (#393 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• North Branch Area Schools (rural): math 37% / reading 49% proficiency, ranked #163 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 152 units permitted in Lapeer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lapeer County population projected at -10% 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $75,075 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.48%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $170,419
• List price: $82,500
• Delta: -51.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $22,795
• Equity at exit: $12,301

10-year hold

• IRR: 31.8%
• Equity multiple: 3.88×
• Total profit: $66,476
• Equity at exit: $7,133

Cash invested: $23,100 (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 48461

• Home prices YoY: -33.3%
• Active inventory: 48
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $567

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 56%

Sensitivity live

Price	-10% $624	-5% $596	+0% $567	+5% $539	+10% $510
Rent	-10% $454	-5% $511	+0% $567	+5% $624	+10% $681
Rate	-1.0pp $609	-0.5pp $588	base $567	+0.5pp $546	+1.0pp $524

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Lydia Blvd North Branch, MI	3.0	2.0	1456	$1,440	$0.99	0d	2	0.09mi

Listing history 21 events

1. 2026-06-21
   days on market $82,500 Active 93 DOM
2. 2026-06-18
   days on market $82,500 Active 90 DOM
3. 2026-06-17
   days on market $82,500 Active 89 DOM
4. 2026-06-16
   days on market $82,500 Active 88 DOM
5. 2026-06-15
   days on market $82,500 Active 87 DOM
6. 2026-06-13
   days on market $82,500 Active 85 DOM
7. 2026-06-13
   days on market $82,500 Active 84 DOM
8. 2026-06-09
   days on market $82,500 Active 81 DOM
9. 2026-06-08
   days on market $82,500 Active 80 DOM
10. 2026-06-07
    days on market $82,500 Active 79 DOM
11. 2026-06-04
    days on market $82,500 Active 76 DOM
12. 2026-06-03
    days on market $82,500 Active 75 DOM
13. 2026-06-02
    days on market $82,500 Active 74 DOM
14. 2026-06-01
    days on market $82,500 Active 73 DOM
15. 2026-05-31
    days on market $82,500 Active 72 DOM
16. 2026-05-12
    price $82,500 1733-char remark

    Show marketing remark (1733 chars)

    Four bedrooms at this price point is a rare find - making 4281 Louie Ln one of the best value opportunities currently available in the North Branch area. This spacious 4-bedroom, 2-bath manufactured home offers over 1,300 square feet of living space with a practical open layout designed for comfortable everyday living and easy entertaining. The main living area flows naturally into the kitchen and dining spaces, creating a setup that feels open, functional, and welcoming. The flexible four-bedroom layout provides options for guests, hobbies, storage, or a dedicated home office setup that is difficult to find at this price point. Built in 2000, the home offers a comfortable single-level design with room to personalize over time while still being move-in ready for its next owner. Located within the North Branch Meadows community, residents enjoy a peaceful neighborhood setting with access to amenities that may include a clubhouse, playground, basketball court, and common recreation areas, all while remaining close to nearby shopping, dining, and major roadways. Lot rent is approximately $490 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at North Branch Meadows, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

17. 2026-05-11
    price $82,500 1749-char remark

    Show marketing remark (1749 chars)

    Four bedrooms at this price point is a rare find—making 4281 Louie Ln one of the best value opportunities currently available in the North Branch area. This spacious 4-bedroom, 2-bath manufactured home offers over 1,300 square feet of living space with a practical open layout designed for comfortable everyday living and easy entertaining. The main living area flows naturally into the kitchen and dining spaces, creating a setup that feels open, functional, and welcoming. The flexible four-bedroom layout provides options for guests, hobbies, storage, or a dedicated home office setup that is difficult to find at this price point. Built in 2000, the home offers a comfortable single-level design with room to personalize over time while still being move-in ready for its next owner. Located within the North Branch Meadows community, residents enjoy a peaceful neighborhood setting with access to amenities that may include a clubhouse, playground, basketball court, and common recreation areas, all while remaining close to nearby shopping, dining, and major roadways. Lot rent is approximately $490 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at North Branch Meadows, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

18. 2026-04-01
    price $98,900 1733-char remark

    Show marketing remark (1733 chars)

    Four bedrooms at this price point is a rare find - making 4281 Louie Ln one of the best value opportunities currently available in the North Branch area. This spacious 4-bedroom, 2-bath manufactured home offers over 1,300 square feet of living space with a practical open layout designed for comfortable everyday living and easy entertaining. The main living area flows naturally into the kitchen and dining spaces, creating a setup that feels open, functional, and welcoming. The flexible four-bedroom layout provides options for guests, hobbies, storage, or a dedicated home office setup that is difficult to find at this price point. Built in 2000, the home offers a comfortable single-level design with room to personalize over time while still being move-in ready for its next owner. Located within the North Branch Meadows community, residents enjoy a peaceful neighborhood setting with access to amenities that may include a clubhouse, playground, basketball court, and common recreation areas, all while remaining close to nearby shopping, dining, and major roadways. Lot rent is approximately $490 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at North Branch Meadows, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

19. 2026-03-31
    price $98,900 1749-char remark

    Show marketing remark (1749 chars)

    Four bedrooms at this price point is a rare find—making 4281 Louie Ln one of the best value opportunities currently available in the North Branch area. This spacious 4-bedroom, 2-bath manufactured home offers over 1,300 square feet of living space with a practical open layout designed for comfortable everyday living and easy entertaining. The main living area flows naturally into the kitchen and dining spaces, creating a setup that feels open, functional, and welcoming. The flexible four-bedroom layout provides options for guests, hobbies, storage, or a dedicated home office setup that is difficult to find at this price point. Built in 2000, the home offers a comfortable single-level design with room to personalize over time while still being move-in ready for its next owner. Located within the North Branch Meadows community, residents enjoy a peaceful neighborhood setting with access to amenities that may include a clubhouse, playground, basketball court, and common recreation areas, all while remaining close to nearby shopping, dining, and major roadways. Lot rent is approximately $490 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at North Branch Meadows, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

20. 2026-03-18
    listed $105,000 Active 1733-char remark

    Show marketing remark (1749 chars)

    Four bedrooms at this price point is a rare find—making 4281 Louie Ln one of the best value opportunities currently available in the North Branch area. This spacious 4-bedroom, 2-bath manufactured home offers over 1,300 square feet of living space with a practical open layout designed for comfortable everyday living and easy entertaining. The main living area flows naturally into the kitchen and dining spaces, creating a setup that feels open, functional, and welcoming. The flexible four-bedroom layout provides options for guests, hobbies, storage, or a dedicated home office setup that is difficult to find at this price point. Built in 2000, the home offers a comfortable single-level design with room to personalize over time while still being move-in ready for its next owner. Located within the North Branch Meadows community, residents enjoy a peaceful neighborhood setting with access to amenities that may include a clubhouse, playground, basketball court, and common recreation areas, all while remaining close to nearby shopping, dining, and major roadways. Lot rent is approximately $490 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at North Branch Meadows, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

21. 2026-03-18
    listed $105,000 Active 1749-char remark

    Show marketing remark (1749 chars)

    Four bedrooms at this price point is a rare find—making 4281 Louie Ln one of the best value opportunities currently available in the North Branch area. This spacious 4-bedroom, 2-bath manufactured home offers over 1,300 square feet of living space with a practical open layout designed for comfortable everyday living and easy entertaining. The main living area flows naturally into the kitchen and dining spaces, creating a setup that feels open, functional, and welcoming. The flexible four-bedroom layout provides options for guests, hobbies, storage, or a dedicated home office setup that is difficult to find at this price point. Built in 2000, the home offers a comfortable single-level design with room to personalize over time while still being move-in ready for its next owner. Located within the North Branch Meadows community, residents enjoy a peaceful neighborhood setting with access to amenities that may include a clubhouse, playground, basketball court, and common recreation areas, all while remaining close to nearby shopping, dining, and major roadways. Lot rent is approximately $490 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at North Branch Meadows, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,280
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,400
• Taxable income: $5,844
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,407/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: North Branch Area Schools
• NCES district ID: 2625680
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $52,914
• Composite: 37.22/100
• National rank: #4465
• State rank: #163 of 540 in MI

Livability — North Branch

• Score: 67/100
• State rank: #393
• US rank: #10591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Branch, MI
• Population (ZIP): 8,256

Population outlook (Lapeer County) Hauer SSP2

• Today (2025): 89,826 people
• By 2030: 89,535 · -0.3%
• By 2040: 86,695 · -3.5%
• By 2050: 80,566 · -10.3%
• By 2075: 65,783 · -26.8%
• By 2100: 46,584 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lapeer

• 2024 margin: Solid R (+39.8) · D 29.5% · R 69.3% · Other 1.3%
• 2008→2024 swing: -36.8pp toward R · 2008: -3.0pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+36.3 2016: R+38.3 2012: R+11.5 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.79%
• Current HPI: 230.1752
• 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

-21.4% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $82,500 MiRealSource-MiMLS
• 2026-05-11 Price Changed $82,500 REALCOMP
• 2026-04-01 Price Changed $98,900 MiRealSource-MiMLS
• 2026-03-31 Price Changed $98,900 REALCOMP
• 2026-03-18 Listed $105,000 REALCOMP
• 2026-03-18 Listed $105,000 MiRealSource-MiMLS