316 Floyd St · Surrey, MI 48622

$89,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 38 Days on market

Built 1988 1.37 ac lot Est $149k · 40% under ↓ 18% since listing

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath mobile home situated on 1.37 acres -- perfect for a growing family! Enjoy the large, partially fenced yard with plenty of space for outdoor activities, pets, or entertaining. Conveniently located near schools, shopping, and everyday amenities. This home also features an added bonus bedroom and a functional mudroom, offering extra space and flexibility for your family's needs. This home needs just the right person that can give it the TLC it needs.

Key facts

• Functional mudroom
• Added bonus bedroom
• 1.37 acre lot

Tags

• PARTIALLY FENCED YARD
• ADDED BONUS BEDROOM
• FUNCTIONAL MUDROOM

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style residential; Built in 1988
• Construction: Vinyl siding
• Exterior features: 1.37-acre lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Has heating
• Interior features: 11 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $90k).
• Recommended offer: $87k (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.
• Farwell Area Schools (town): math 24% / reading 34% proficiency, ranked #388 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 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 $622 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 1.05% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $149,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 S Hayes St	0.34mi	3/1.0	1,456 (+10%)	2mo	$164,300	$113	62
496 W Maple Rd	0.21mi	3/3.5	1,500 (+14%)	4mo	$345,000	$230	58
301 W Ellen St	0.34mi	3/2.5	1,261 (-4%)	20mo	$122,500	$97	58
103 E ohio St	0.54mi	3/2.0	1,232 (-7%)	13mo	$117,900	$96	53
460 Evergreen Trl	0.71mi	3/2.0	1,300 (-2%)	14mo	$179,000	$138	53
546 E Michigan St	0.42mi	4/1.5 (+1)	1,500 (+14%)	0mo	$122,000	$81	51
421 W Washington Rd	0.52mi	3/1.0	1,173 (-11%)	6mo	$150,000	$128	48
152 N Corning St	0.51mi	3/1.0	1,479 (+12%)	12mo	$21,000	$14	42
304 N Corning St	0.63mi	3/1.0	1,168 (-12%)	20mo	$130,000	$111	31
11736 Stonehedge Ln	0.74mi	3/2.0	1,512 (+14%)	14mo	$185,500	$123	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,003
• Equity at exit: $13,404

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $7,950
• Equity at exit: $7,773

Cash invested: $25,172 (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 48622

• Home prices YoY: -23.9%
• Active inventory: 128
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $150

Break-even live

Break-even rent $750

Max offer price $89,900

Occupancy floor 79%

Sensitivity live

Price	-10% $201	-5% $176	+0% $150	+5% $125	+10% $99
Rent	-10% $76	-5% $113	+0% $150	+5% $187	+10% $224
Rate	-1.0pp $196	-0.5pp $173	base $150	+0.5pp $127	+1.0pp $103

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 38 DOM
2. 2026-06-18
   days on market $89,900 Active 36 DOM
3. 2026-06-17
   days on market $89,900 Active 35 DOM
4. 2026-06-16
   days on market $89,900 Active 34 DOM
5. 2026-06-15
   days on market $89,900 Active 33 DOM
6. 2026-06-13
   days on market $89,900 Active 31 DOM
7. 2026-06-12
   pricedays on market $89,900 Active 30 DOM

   Show marketing remark (478 chars)

   Spacious 4-bedroom, 2-bath mobile home situated on 1.37 acres -- perfect for a growing family! Enjoy the large, partially fenced yard with plenty of space for outdoor activities, pets, or entertaining. Conveniently located near schools, shopping, and everyday amenities. This home also features an added bonus bedroom and a functional mudroom, offering extra space and flexibility for your family's needs. This home needs just the right person that can give it the TLC it needs.

8. 2026-06-09
   days on market $99,900 Active 27 DOM
9. 2026-06-08
   days on market $99,900 Active 26 DOM
10. 2026-06-07
    days on market $99,900 Active 25 DOM
11. 2026-06-07
    days on market $99,900 Active 24 DOM
12. 2026-06-04
    days on market $99,900 Active 21 DOM
13. 2026-06-02
    days on market $99,900 Active 20 DOM
14. 2026-06-01
    days on market $99,900 Active 19 DOM
15. 2026-05-31
    days on market $99,900 Active 18 DOM
16. 2026-05-31
    days on market $99,900 Active 17 DOM
17. 2026-05-13
    listed $110,000 Active 479-char remark

    Show marketing remark (478 chars)

    Spacious 4-bedroom, 2-bath mobile home situated on 1.37 acres -- perfect for a growing family! Enjoy the large, partially fenced yard with plenty of space for outdoor activities, pets, or entertaining. Conveniently located near schools, shopping, and everyday amenities. This home also features an added bonus bedroom and a functional mudroom, offering extra space and flexibility for your family's needs. This home needs just the right person that can give it the TLC it needs.

18. 2026-05-13
    listed $110,000 Active 478-char remark

    Show marketing remark (478 chars)

    Spacious 4-bedroom, 2-bath mobile home situated on 1.37 acres -- perfect for a growing family! Enjoy the large, partially fenced yard with plenty of space for outdoor activities, pets, or entertaining. Conveniently located near schools, shopping, and everyday amenities. This home also features an added bonus bedroom and a functional mudroom, offering extra space and flexibility for your family's needs. This home needs just the right person that can give it the TLC it needs.

19. 2026-05-13
    listed $110,000 Active

    Show marketing remark (478 chars)

    Spacious 4-bedroom, 2-bath mobile home situated on 1.37 acres -- perfect for a growing family! Enjoy the large, partially fenced yard with plenty of space for outdoor activities, pets, or entertaining. Conveniently located near schools, shopping, and everyday amenities. This home also features an added bonus bedroom and a functional mudroom, offering extra space and flexibility for your family's needs. This home needs just the right person that can give it the TLC it needs.

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$193/yr (+$16/mo · 19.3%)

ⓘ 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 ≥95°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: $11,277
• − Mortgage interest: −$5,036
• − Property taxes: −$999
• − Insurance: −$450
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,615
• Taxable income: $373
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,713/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: Farwell Area Schools
• NCES district ID: 2614100
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $36,696
• Composite: 24.07/100
• National rank: #7760
• State rank: #388 of 540 in MI

Livability — Surrey

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

Census & demographics

• Census place: Farwell, MI
• Population (ZIP): 5,970

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▼ -71.95%
• Current HPI: 229.7867
• 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

-18.3% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $89,900 MiRealSource-MiMLS
• 2026-06-11 Price Changed $89,900 REALCOMP
• 2026-06-11 Price Changed $89,900 SW Michigan MLS
• 2026-05-22 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $99,900 REALCOMP
• 2026-05-21 Price Changed $99,900 SW Michigan MLS
• 2026-05-13 Listed $110,000 SW Michigan MLS
• 2026-05-13 Listed $110,000 REALCOMP
• 2026-05-13 Listed $110,000 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $999 · -30.7% YoY. Source: county tax records.