1891 Mina Rd · Hayes, MI 48625

$50,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 49 Days on market

Built 1976 0.33 ac lot $54/sqft · 18% below area Est $61k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well-maintained 2 bed, 1 bath home on approximately ½ acre in a quiet Harrison setting - perfect for a year-round residence, Up North getaway, or investment opportunity. This ~1,000 sq ft home offers a functional, comfortable layout with key updates already completed, including a durable metal roof (approx. 2 years old) and an updated well system with bladder tank (approx. 3 years old). The property is serviced by a 1,000-gallon septic system with dry well, and natural gas was recently brought to the area for added convenience. What really sets this property apart is the added potential - the adjacent lot is also available for purchase and already has well and septic in place, making it ideal for building, expanding, or future resale. Enjoy a peaceful setting while still being close to the lakes, trails, and outdoor recreation. that make the Harrison area so popular year-round.

Key facts

• 0.33 acre lot
• Garage
• Built 1976

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story; Entry on ground level
• Construction: Vinyl siding exterior; Slab foundation; Built area above grade: 924 square feet
• Exterior features: Dirt road access; Lot approximately 0.33 acres (208 x 69)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane fuel; No central cooling
• Interior features: 4 total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $50k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.77% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.83%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $61,256
• List price: $50,000
• Delta: -18.38%
• 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: 25.6%
• Equity multiple: 2.06×
• Total profit: $14,812
• Equity at exit: $7,455

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $42,427
• Equity at exit: $4,323

Cash invested: $14,000 (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 48625

• Home prices YoY: -25.5%
• Active inventory: 238
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $360

Break-even live

Break-even rent $427

Max offer price $50,000

Occupancy floor 54%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $50,000 Active 49 DOM
2. 2026-06-17
   days on market $50,000 Active 48 DOM
3. 2026-06-16
   days on market $50,000 Active 47 DOM
4. 2026-06-15
   days on market $50,000 Active 46 DOM
5. 2026-06-13
   days on market $50,000 Active 44 DOM
6. 2026-06-12
   days on market $50,000 Active 43 DOM
7. 2026-06-09
   days on market $50,000 Active 40 DOM
8. 2026-06-08
   days on market $50,000 Active 39 DOM
9. 2026-06-07
   days on market $50,000 Active 38 DOM
10. 2026-06-07
    days on market $50,000 Active 37 DOM
11. 2026-06-04
    days on market $50,000 Active 34 DOM
12. 2026-06-02
    pricedays on market $50,000 Active 33 DOM

    Show marketing remark (897 chars)

    Well-maintained 2 bed, 1 bath home on approximately ½ acre in a quiet Harrison setting - perfect for a year-round residence, Up North getaway, or investment opportunity. This ~1,000 sq ft home offers a functional, comfortable layout with key updates already completed, including a durable metal roof (approx. 2 years old) and an updated well system with bladder tank (approx. 3 years old). The property is serviced by a 1,000-gallon septic system with dry well, and natural gas was recently brought to the area for added convenience. What really sets this property apart is the added potential - the adjacent lot is also available for purchase and already has well and septic in place, making it ideal for building, expanding, or future resale. Enjoy a peaceful setting while still being close to the lakes, trails, and outdoor recreation. that make the Harrison area so popular year-round.

13. 2026-06-01
    days on market $53,000 Active 32 DOM
14. 2026-05-31
    days on market $53,000 Active 31 DOM
15. 2026-05-31
    days on market $53,000 Active 30 DOM
16. 2026-05-19
    price $53,000 897-char remark

    Show marketing remark (897 chars)

    Well-maintained 2 bed, 1 bath home on approximately ½ acre in a quiet Harrison setting - perfect for a year-round residence, Up North getaway, or investment opportunity. This ~1,000 sq ft home offers a functional, comfortable layout with key updates already completed, including a durable metal roof (approx. 2 years old) and an updated well system with bladder tank (approx. 3 years old). The property is serviced by a 1,000-gallon septic system with dry well, and natural gas was recently brought to the area for added convenience. What really sets this property apart is the added potential - the adjacent lot is also available for purchase and already has well and septic in place, making it ideal for building, expanding, or future resale. Enjoy a peaceful setting while still being close to the lakes, trails, and outdoor recreation. that make the Harrison area so popular year-round.

17. 2026-05-18
    price $53,000 906-char remark
18. 2026-05-01
    listed $55,000 Active 897-char remark

    Show marketing remark (897 chars)

    Well-maintained 2 bed, 1 bath home on approximately ½ acre in a quiet Harrison setting - perfect for a year-round residence, Up North getaway, or investment opportunity. This ~1,000 sq ft home offers a functional, comfortable layout with key updates already completed, including a durable metal roof (approx. 2 years old) and an updated well system with bladder tank (approx. 3 years old). The property is serviced by a 1,000-gallon septic system with dry well, and natural gas was recently brought to the area for added convenience. What really sets this property apart is the added potential - the adjacent lot is also available for purchase and already has well and septic in place, making it ideal for building, expanding, or future resale. Enjoy a peaceful setting while still being close to the lakes, trails, and outdoor recreation. that make the Harrison area so popular year-round.

19. 2026-05-01
    listed $55,000 Active 906-char remark

    Show marketing remark (897 chars)

    Well-maintained 2 bed, 1 bath home on approximately ½ acre in a quiet Harrison setting - perfect for a year-round residence, Up North getaway, or investment opportunity. This ~1,000 sq ft home offers a functional, comfortable layout with key updates already completed, including a durable metal roof (approx. 2 years old) and an updated well system with bladder tank (approx. 3 years old). The property is serviced by a 1,000-gallon septic system with dry well, and natural gas was recently brought to the area for added convenience. What really sets this property apart is the added potential - the adjacent lot is also available for purchase and already has well and septic in place, making it ideal for building, expanding, or future resale. Enjoy a peaceful setting while still being close to the lakes, trails, and outdoor recreation. that make the Harrison area so popular year-round.

20. 2026-04-27
    historical $55,000 897-char remark

    Show marketing remark (897 chars)

    Well-maintained 2 bed, 1 bath home on approximately ½ acre in a quiet Harrison setting - perfect for a year-round residence, Up North getaway, or investment opportunity. This ~1,000 sq ft home offers a functional, comfortable layout with key updates already completed, including a durable metal roof (approx. 2 years old) and an updated well system with bladder tank (approx. 3 years old). The property is serviced by a 1,000-gallon septic system with dry well, and natural gas was recently brought to the area for added convenience. What really sets this property apart is the added potential - the adjacent lot is also available for purchase and already has well and septic in place, making it ideal for building, expanding, or future resale. Enjoy a peaceful setting while still being close to the lakes, trails, and outdoor recreation. that make the Harrison area so popular year-round.

21. 2020-03-09
    soldstatus $26,000

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$58/yr (+$5/mo · 8.8%)

ⓘ 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 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: $10,590
• − Mortgage interest: −$2,801
• − Property taxes: −$654
• − Insurance: −$250
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$1,455
• Taxable income: $3,736
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,419/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

+92.3% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $50,000 MiRealSource-MiMLS
• 2026-06-02 Price Changed $50,000 REALCOMP
• 2026-05-19 Price Changed $53,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $53,000 REALCOMP
• 2026-05-01 Listed $55,000 MiRealSource-MiMLS
• 2026-05-01 Listed $55,000 REALCOMP
• 2026-04-27 Coming Soon $55,000 MiRealSource-MiMLS
• 2020-03-09 Sold (Public Records) $26,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $654 · +4.7% YoY. Source: county tax records.