6287 Square Lake Dr · Kimball, MI 48074

$74,999

3 bd · 2.0 ba · 1,152 sqft · Other · 3 Days on market

Built 2018

---

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

Listing remarks MLS

Welcome home to this beautifully maintained 2018 Clayton manufactured home offering 3 bedrooms and 2 full bathrooms. The spacious primary suite features a private en-suite bath and a walk-in closet. Enjoy peaceful lake views from the back porch, perfect for relaxing with your morning coffee or unwinding at the end of the day. This move-in ready home includes a full appliance package and a storage shed, making the transition easy for its new owner. Meticulously cared for and exceptionally clean, this home offers low-maintenance living with the peace of mind that comes from newer construction and modern amenities. Residents enjoy access to outstanding community amenities, including a beautiful clubhouse available for gatherings and events, private community pool, and paved walking trails stretching from Wadhams to Avoca. Conveniently located near shopping, dining, and everyday necessities, this turnkey property is ready to welcome you home.

Key facts

• Lake views
• Walk-in closet
• Community amenities

Tags

• LAKE VIEWS
• PRIVATE EN-SUITE BATH
• WALK-IN CLOSET
• FULL APPLIANCE PACKAGE
• STORAGE SHED
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Property subtype: Manufactured Home; Property type: Residential; Subdivision cross street: Abbottsford Rd / Lapeer Rd
• HOA & community: Homeowners association with monthly fees; Community amenities include clubhouse, fitness center, pool, park, playground, and maintained grounds

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: One-story manufactured home; Located in THE LAKES subdivision; Entry faces unspecified direction
• Construction: Vinyl siding exterior; Pillar/post/pier foundation; Built with one above-grade finished level
• Exterior features: Front porch; Pond on property; Has a view; Pets allowed (cats and dogs); Paved road access

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator; Disposal
• Bedrooms: Total of 4 rooms (bedrooms and living areas combined)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Dryer; Oven; Refrigerator; Range; Washer; Crawl space basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 1 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 $518 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $74,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.60% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.9%
• Equity multiple: 1.73×
• Total profit: $15,233
• Equity at exit: $11,183

10-year hold

• IRR: 26.4%
• Equity multiple: 3.31×
• Total profit: $48,578
• Equity at exit: $6,485

Cash invested: $21,000 (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 48074

• Home prices YoY: -23.9%
• Active inventory: 68
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $430

Break-even live

Break-even rent $656

Max offer price $74,999

Occupancy floor 59%

Sensitivity live

Price	-10% $482	-5% $456	+0% $430	+5% $404	+10% $378
Rent	-10% $335	-5% $382	+0% $430	+5% $477	+10% $524
Rate	-1.0pp $467	-0.5pp $449	base $430	+0.5pp $410	+1.0pp $390

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5584 Lapeer Rd Unit D-2 Smiths Creek, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	0.80mi

Listing history 4 events

1. 2026-06-18
   days on market $74,999 Active 3 DOM
2. 2026-06-17
   days on market $74,999 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark

   Show marketing remark (952 chars)

   Welcome home to this beautifully maintained 2018 Clayton manufactured home offering 3 bedrooms and 2 full bathrooms. The spacious primary suite features a private en-suite bath and a walk-in closet. Enjoy peaceful lake views from the back porch, perfect for relaxing with your morning coffee or unwinding at the end of the day. This move-in ready home includes a full appliance package and a storage shed, making the transition easy for its new owner. Meticulously cared for and exceptionally clean, this home offers low-maintenance living with the peace of mind that comes from newer construction and modern amenities. Residents enjoy access to outstanding community amenities, including a beautiful clubhouse available for gatherings and events, private community pool, and paved walking trails stretching from Wadhams to Avoca. Conveniently located near shopping, dining, and everyday necessities, this turnkey property is ready to welcome you home.

4. 2026-06-15
   listed $74,999 Active 1 DOM

   Show marketing remark (952 chars)

   Welcome home to this beautifully maintained 2018 Clayton manufactured home offering 3 bedrooms and 2 full bathrooms. The spacious primary suite features a private en-suite bath and a walk-in closet. Enjoy peaceful lake views from the back porch, perfect for relaxing with your morning coffee or unwinding at the end of the day. This move-in ready home includes a full appliance package and a storage shed, making the transition easy for its new owner. Meticulously cared for and exceptionally clean, this home offers low-maintenance living with the peace of mind that comes from newer construction and modern amenities. Residents enjoy access to outstanding community amenities, including a beautiful clubhouse available for gatherings and events, private community pool, and paved walking trails stretching from Wadhams to Avoca. Conveniently located near shopping, dining, and everyday necessities, this turnkey property is ready to welcome you home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,182
• Taxable income: $4,213
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,145/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: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 of 540 in MI

Livability — Kimball

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

Census & demographics

• Population (ZIP): 9,617

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 12% Lithuanian 6% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -58.46%
• Current HPI: 185.633
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $74,999 REALCOMP
• 2026-06-15 Listed $74,999 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $96 · +3.0% YoY. Source: county tax records.