8016 Harbour Dr · Ira, MI 48023

$67,000

3 bd · 2.0 ba · 1,680 sqft · Other · 80 Days on market

Built 1991 6,534 sqft lot $40/sqft · 77% below area $638/mo HOA · 38% of rent ↓ 6% 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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 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

Located in Ira Township, just outside of New Baltimore, this well-maintained home offers peace of mind with key updates already completed, including a new furnace, water heater, roof, extended driveway, and A/C unit. All appliances are in working order and included, making this a truly move-in ready opportunity. Inside, natural light fills the spacious sun/dining area - perfect for everyday living, entertaining, or additional living space. The recently updated kitchen features new flooring and freshly painted cabinetry, offering a clean, fresh feel. A spacious family room with an attractive stone fireplace creates a warm and inviting space for relaxing evenings. The functional layout includes three well-sized bedrooms, highlighted by a comfortable primary suite with its own private full bath. Additional highlights include an attached insulated, one-car garage for convenience and a detached storage shed. With its welcoming atmosphere and thoughtful updates, this home is an excellent blend of comfort, practicality, and value - ideal for first-time buyers. Don't miss this opportunity! Prospective buyers must submit park application and obtain pre-approval for residency prior to closing. Visit the Shores of Anchor Bay webpage for application process.

Key facts

• New furnace
• A/c unit
• Water heater

Tags

• NEW FURNACE
• WATER HEATER
• NEW ROOF
• EXTENDED DRIVEWAY
• A/C UNIT
• WORKING APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $67k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $63k (6.0% 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.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Clair 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 $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $62,980 (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. 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: 2.53% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 3.3

CMA / ARV

• ARV (median comp): $295,310
• List price: $67,000
• Delta: -77.31%
• 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: 6.3%
• Equity multiple: 1.25×
• Total profit: $4,613
• Equity at exit: $9,990

10-year hold

• IRR: 16.1%
• Equity multiple: 2.34×
• Total profit: $25,095
• Equity at exit: $5,793

Cash invested: $18,760 (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 48023

• Home prices YoY: -18.6%
• Active inventory: 37
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$638
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $236

Break-even live

Break-even rent $1,394

Max offer price $67,000

Occupancy floor 81%

Sensitivity live

Price	-10% $283	-5% $259	+0% $236	+5% $213	+10% $190
Rent	-10% $103	-5% $169	+0% $236	+5% $303	+10% $370
Rate	-1.0pp $270	-0.5pp $253	base $236	+0.5pp $219	+1.0pp $201

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7061 Bethuy Rd Ira Township, MI	1.0–4.0	1.0–2.0	1204	$1,576	$1.31	3d	1	0.12mi
9769 Dixie Hwy Ira Township, MI	3.0	2.0	1056	$2,500	$2.37	25d	1	0.74mi

HOA detail

• Monthly dues: $638 · $7,656/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $67,000 Active 80 DOM
2. 2026-06-17
   days on market $67,000 Active 79 DOM
3. 2026-06-16
   days on market $67,000 Active 78 DOM
4. 2026-06-15
   days on market $67,000 Active 77 DOM
5. 2026-06-13
   days on market $67,000 Active 75 DOM
6. 2026-06-09
   days on market $67,000 Active 71 DOM
7. 2026-06-08
   days on market $67,000 Active 70 DOM
8. 2026-06-07
   days on market $67,000 Active 69 DOM
9. 2026-06-04
   pricedays on market $67,000 Active 66 DOM
10. 2026-06-03
    days on market $75,000 Active 65 DOM
11. 2026-06-02
    days on market $75,000 Active 64 DOM
12. 2026-06-01
    days on market $75,000 Active 63 DOM
13. 2026-05-31
    days on market $75,000 Active 62 DOM
14. 2026-04-23
    price $75,000 1266-char remark

    Show marketing remark (1280 chars)

    Located in Ira Township, just outside of New Baltimore, this well-maintained home offers peace of mind with key updates already completed, including a new furnace, water heater, roof, extended driveway, and A/C unit. All appliances are in working order and included, making this a truly move-in ready opportunity. Inside, natural light fills the spacious sun/dining area—perfect for everyday living, entertaining, or additional living space. The recently updated kitchen features new flooring and freshly painted cabinetry, offering a clean, fresh feel. A spacious family room with an attractive stone fireplace creates a warm and inviting space for relaxing evenings. The functional layout includes three well-sized bedrooms, highlighted by a comfortable primary suite with its own private full bath. Additional highlights include an attached insulated, one-car garage for convenience and a detached storage shed. With its welcoming atmosphere and thoughtful updates, this home is an excellent blend of comfort, practicality, and value—ideal for first-time buyers. Don’t miss this opportunity! Prospective buyers must submit park application and obtain pre-approval for residency prior to closing. Visit the Shores of Anchor Bay webpage for application process.

15. 2026-04-23
    price $75,000 1280-char remark

    Show marketing remark (1280 chars)

    Located in Ira Township, just outside of New Baltimore, this well-maintained home offers peace of mind with key updates already completed, including a new furnace, water heater, roof, extended driveway, and A/C unit. All appliances are in working order and included, making this a truly move-in ready opportunity. Inside, natural light fills the spacious sun/dining area—perfect for everyday living, entertaining, or additional living space. The recently updated kitchen features new flooring and freshly painted cabinetry, offering a clean, fresh feel. A spacious family room with an attractive stone fireplace creates a warm and inviting space for relaxing evenings. The functional layout includes three well-sized bedrooms, highlighted by a comfortable primary suite with its own private full bath. Additional highlights include an attached insulated, one-car garage for convenience and a detached storage shed. With its welcoming atmosphere and thoughtful updates, this home is an excellent blend of comfort, practicality, and value—ideal for first-time buyers. Don’t miss this opportunity! Prospective buyers must submit park application and obtain pre-approval for residency prior to closing. Visit the Shores of Anchor Bay webpage for application process.

16. 2026-03-30
    listed $80,000 Active 1266-char remark

    Show marketing remark (1280 chars)

    Located in Ira Township, just outside of New Baltimore, this well-maintained home offers peace of mind with key updates already completed, including a new furnace, water heater, roof, extended driveway, and A/C unit. All appliances are in working order and included, making this a truly move-in ready opportunity. Inside, natural light fills the spacious sun/dining area—perfect for everyday living, entertaining, or additional living space. The recently updated kitchen features new flooring and freshly painted cabinetry, offering a clean, fresh feel. A spacious family room with an attractive stone fireplace creates a warm and inviting space for relaxing evenings. The functional layout includes three well-sized bedrooms, highlighted by a comfortable primary suite with its own private full bath. Additional highlights include an attached insulated, one-car garage for convenience and a detached storage shed. With its welcoming atmosphere and thoughtful updates, this home is an excellent blend of comfort, practicality, and value—ideal for first-time buyers. Don’t miss this opportunity! Prospective buyers must submit park application and obtain pre-approval for residency prior to closing. Visit the Shores of Anchor Bay webpage for application process.

17. 2026-03-30
    listed $80,000 Active 1280-char remark

    Show marketing remark (1280 chars)

    Located in Ira Township, just outside of New Baltimore, this well-maintained home offers peace of mind with key updates already completed, including a new furnace, water heater, roof, extended driveway, and A/C unit. All appliances are in working order and included, making this a truly move-in ready opportunity. Inside, natural light fills the spacious sun/dining area—perfect for everyday living, entertaining, or additional living space. The recently updated kitchen features new flooring and freshly painted cabinetry, offering a clean, fresh feel. A spacious family room with an attractive stone fireplace creates a warm and inviting space for relaxing evenings. The functional layout includes three well-sized bedrooms, highlighted by a comfortable primary suite with its own private full bath. Additional highlights include an attached insulated, one-car garage for convenience and a detached storage shed. With its welcoming atmosphere and thoughtful updates, this home is an excellent blend of comfort, practicality, and value—ideal for first-time buyers. Don’t miss this opportunity! Prospective buyers must submit park application and obtain pre-approval for residency prior to closing. Visit the Shores of Anchor Bay webpage for application process.

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,314
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$7,656
• − Depreciation: −$1,949
• Taxable income: $2,366
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $2,268/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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — Ira

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

Census & demographics

• Population (ZIP): 4,980

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3%
• Common ancestry: Romanian 16% Lithuanian 7% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.80%
• Current HPI: 200.5277
• 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

-6.2% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $75,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $75,000 REALCOMP
• 2026-03-30 Listed $80,000 REALCOMP
• 2026-03-30 Listed $80,000 MiRealSource-MiMLS

Property tax history

-1.6%/yr

Latest (2015): $15 · +0.0% YoY. Source: county tax records.