3675 E Michigan Ave #63 · Sims, MI 48703

$68,000

1 bd · 1.0 ba · 589 sqft · SingleFamily · 80 Days on market

Built 1990 1,742 sqft lot $115/sqft · 11% above area Est $61k · 11% over $117/mo HOA · 15% of rent

---

Why this score? — see what drove the D 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 +15.6/30.0
• 1% rule +6.3/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summer Is Coming! Land your spot in the Northport Condo Campground. Enjoy all of the amenities of the highly sought after association. Each owner has access to all of the amenities to include the clubhouse, and private beach access on Saginaw Bay. This listing also includes a private dock number 138. One br, 1 bath single wide with a build on sunroom. Schedule your showing today.

Key facts

• 1,742 sq ft lot
• Built 1990
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $29 ($342/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($765 rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Au Gres-Sims School District (rural): math 29% / reading 52% proficiency, ranked #376 of 760 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Arenac County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 7.4

CMA / ARV

• ARV (median comp): $61,236
• List price: $68,000
• Delta: 11.05%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-9,126
• Equity at exit: $10,139

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-5,297
• Equity at exit: $5,879

Cash invested: $19,040 (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 48703

• Home prices YoY: -34.3%
• Active inventory: 100
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $765 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$28
• HOA: −$117
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $29

Break-even live

Break-even rent $729

Max offer price $68,000

Occupancy floor 91%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 22 events

1. 2026-06-18
   days on market $68,000 Active 80 DOM
2. 2026-06-17
   days on market $68,000 Active 79 DOM
3. 2026-06-16
   days on market $68,000 Active 78 DOM
4. 2026-06-15
   days on market $68,000 Active 77 DOM
5. 2026-06-13
   days on market $68,000 Active 75 DOM
6. 2026-06-12
   days on market $68,000 Active 74 DOM
7. 2026-06-09
   days on market $68,000 Active 71 DOM
8. 2026-06-09
   remarks 433-char remark
9. 2026-06-08
   days on market $68,000 Active 70 DOM
10. 2026-06-07
    days on market $68,000 Active 69 DOM
11. 2026-06-07
    days on market $68,000 Active 68 DOM
12. 2026-06-04
    days on market $68,000 Active 65 DOM
13. 2026-06-02
    days on market $68,000 Active 64 DOM
14. 2026-06-01
    days on market $68,000 Active 63 DOM
15. 2026-05-31
    days on market $68,000 Active 62 DOM
16. 2026-05-31
    days on market $68,000 Active 61 DOM
17. 2026-05-17
    price $68,000 382-char remark

    Show marketing remark (382 chars)

    Summer Is Coming! Land your spot in the Northport Condo Campground. Enjoy all of the amenities of the highly sought after association. Each owner has access to all of the amenities to include the clubhouse, and private beach access on Saginaw Bay. This listing also includes a private dock number 138. One br, 1 bath single wide with a build on sunroom. Schedule your showing today.

18. 2026-03-28
    listed $75,000 Active 382-char remark

    Show marketing remark (382 chars)

    Summer Is Coming! Land your spot in the Northport Condo Campground. Enjoy all of the amenities of the highly sought after association. Each owner has access to all of the amenities to include the clubhouse, and private beach access on Saginaw Bay. This listing also includes a private dock number 138. One br, 1 bath single wide with a build on sunroom. Schedule your showing today.

19. 2021-03-05
    soldstatus $60,000 613-char remark

    Show marketing remark (613 chars)

    Here it is ! The up north getaway whether for the weekend or the summer. Sno-birds this is the place to come to for the summer to beat the heat. This lot is on a full cement pad. Over looks the marina and channel going out to the lake. Furnished so just bring your suit case. New roof this spring. Park has many amenities clubhouse w/ heated pool, laundry room, get together room, Playgorund area. We also own 600' of beach bring your kayak, jet ski, or just float in the lake. Don't look any further pet friendly (1 pet allowed). For the fisherman alot of options own a slip. rent one or just trailer in and out.

20. 2021-03-05
    soldstatus $19,900

    Show marketing remark (613 chars)

    Here it is ! The up north getaway whether for the weekend or the summer. Sno-birds this is the place to come to for the summer to beat the heat. This lot is on a full cement pad. Over looks the marina and channel going out to the lake. Furnished so just bring your suit case. New roof this spring. Park has many amenities clubhouse w/ heated pool, laundry room, get together room, Playgorund area. We also own 600' of beach bring your kayak, jet ski, or just float in the lake. Don't look any further pet friendly (1 pet allowed). For the fisherman alot of options own a slip. rent one or just trailer in and out.

21. 2020-07-18
    listed $64,900 613-char remark

    Show marketing remark (613 chars)

    Here it is ! The up north getaway whether for the weekend or the summer. Sno-birds this is the place to come to for the summer to beat the heat. This lot is on a full cement pad. Over looks the marina and channel going out to the lake. Furnished so just bring your suit case. New roof this spring. Park has many amenities clubhouse w/ heated pool, laundry room, get together room, Playgorund area. We also own 600' of beach bring your kayak, jet ski, or just float in the lake. Don't look any further pet friendly (1 pet allowed). For the fisherman alot of options own a slip. rent one or just trailer in and out.

22. 2007-09-09
    soldstatus $18,000

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $967 · $81/mo
• Expected delta: +$80/yr (+$7/mo · 9.0%)

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

Taxation est. · year 1

• Rental income: $9,180
• − Mortgage interest: −$3,809
• − Property taxes: −$887
• − Insurance: −$340
• − Repairs & maintenance: −$734
• − Management: −$734
• − HOA: −$1,404
• − Depreciation: −$1,978
• Taxable loss: −$707
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $512/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: Au Gres-Sims School District
• NCES district ID: 2603600
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 52% ▲ 18.00%
• Median HH income: $37,262
• Composite: 36.05/100
• National rank: #9513
• State rank: #376 of 760 in MI

Livability — Sims

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

Census & demographics

• Population (ZIP): 2,940

Population outlook (Arenac County) Hauer SSP2

• Today (2025): 14,036 people
• By 2030: 13,189 · -6.0%
• By 2040: 11,309 · -19.4%
• By 2050: 9,616 · -31.5%
• By 2075: 6,776 · -51.7%
• By 2100: 4,997 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 11% Lithuanian 8% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Arenac

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.3%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+35.7 2016: R+33.1 2012: R+4.9 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.91%
• Current HPI: 157.0897
• 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

+277.8% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $68,000 MiRealSource-MiMLS
• 2026-03-28 Listed $75,000 MiRealSource-MiMLS
• 2021-03-05 Sold (Public Records) $19,900 Public Records
• 2021-03-05 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2020-07-18 Listed $64,900 MiRealSource-MiMLS
• 2007-09-09 Sold (Public Records) $18,000 Public Records

Property tax history

+7.7%/yr

Latest (2024): $887 · +2.7% YoY. Source: county tax records.