2562 Sterling Truck Trl · Grim, MI 48610

$51,900

2 bd · 1.0 ba · 650 sqft · SingleFamily · 85 Days on market

Built 1970 1.25 ac lot $80/sqft · 58% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• 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

Looking for that special spot to get away from everything? Not too Big Not too Small & Just Right. We'll look no further than this hidden gem sitting on 1.25acres Don't let the age of this one fool you as the owners have gone through and refurbished this 650sqft singlewide into a surefire getaway or possible hunting camp as there is an enormous amount of State land available to hunt on in the area. This property sits just down the road from both the Lost Arrow Hunting Ranch & Lost Arrow Resort & Secord Lake offering over 2000 acres of water fun once the dam construction finishes up this spring and there is a boat launch just down the road. This is definitely a property worth taking the time to see & at this reasonable price it Won't Last Long!! Give us a call for any information & make your appointment today.

Key facts

• Boat launch
• Refurbished
• 1.25 acres

Tags

• 1.25 ACRES
• REFURBISHED
• BOAT LAUNCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $52k).
• Recommended offer: $49k (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.
• Beaverton Rural Schools (rural): math 24% / reading 37% proficiency, ranked #364 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $359 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $32k; list at $52k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $48,786 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.66% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.36%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (median comp): $124,530
• List price: $51,900
• Delta: -58.32%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 1.98×
• Total profit: $14,229
• Equity at exit: $7,738

10-year hold

• IRR: 31.7%
• Equity multiple: 3.86×
• Total profit: $41,522
• Equity at exit: $4,487

Cash invested: $14,532 (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 48610

• Active inventory: 66
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$272
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $356

Break-even live

Break-even rent $412

Max offer price $51,900

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: $12,975
• Closing costs: $1,557
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   status $51,900 Pending 85 DOM
2. 2026-06-17
   days on market $51,900 Accepting Backup Offers 85 DOM
3. 2026-06-16
   days on market $51,900 Accepting Backup Offers 84 DOM
4. 2026-06-15
   days on market $51,900 Accepting Backup Offers 83 DOM
5. 2026-06-13
   days on market $51,900 Accepting Backup Offers 81 DOM
6. 2026-06-12
   days on market $51,900 Accepting Backup Offers 80 DOM
7. 2026-06-09
   days on market $51,900 Accepting Backup Offers 77 DOM
8. 2026-06-08
   days on market $51,900 Accepting Backup Offers 76 DOM
9. 2026-06-07
   days on market $51,900 Accepting Backup Offers 75 DOM
10. 2026-06-07
    days on market $51,900 Accepting Backup Offers 74 DOM
11. 2026-06-04
    days on market $51,900 Accepting Backup Offers 71 DOM
12. 2026-06-02
    days on market $51,900 Accepting Backup Offers 70 DOM
13. 2026-06-01
    days on market $51,900 Accepting Backup Offers 69 DOM
14. 2026-05-31
    days on market $51,900 Accepting Backup Offers 68 DOM
15. 2026-05-31
    days on market $51,900 Accepting Backup Offers 67 DOM
16. 2026-03-23
    listed $52,900 Active 850-char remark

    Show marketing remark (850 chars)

    Looking for that special spot to get away from everything? Not too Big Not too Small & Just Right. We'll look no further than this hidden gem sitting on 1.25acres Don't let the age of this one fool you as the owners have gone through and refurbished this 650sqft singlewide into a surefire getaway or possible hunting camp as there is an enormous amount of State land available to hunt on in the area. This property sits just down the road from both the Lost Arrow Hunting Ranch & Lost Arrow Resort & Secord Lake offering over 2000 acres of water fun once the dam construction finishes up this spring and there is a boat launch just down the road. This is definitely a property worth taking the time to see & at this reasonable price it Won't Last Long!! Give us a call for any information & make your appointment today.

17. 2023-09-01
    soldstatus $32,500 Closed 242-char remark

    Show marketing remark (242 chars)

    Great location for hunting, camping, and trail riding. This property includes a single wide, great for an Up North retreat on 1.26 acres. Surrounded by hundreds of acres of State Land. Within a few miles of all-sports Secord Lake. Sold as is.

18. 2023-08-30
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Great location for hunting, camping, and trail riding. This property includes a single wide, great for an Up North retreat on 1.26 acres. Surrounded by hundreds of acres of State Land. Within a few miles of all-sports Secord Lake. Sold as is.

19. 2023-08-13
    historical Accepting Backup Offers 242-char remark

    Show marketing remark (242 chars)

    Great location for hunting, camping, and trail riding. This property includes a single wide, great for an Up North retreat on 1.26 acres. Surrounded by hundreds of acres of State Land. Within a few miles of all-sports Secord Lake. Sold as is.

20. 2023-06-21
    listed $39,900 Active 242-char remark

    Show marketing remark (242 chars)

    Great location for hunting, camping, and trail riding. This property includes a single wide, great for an Up North retreat on 1.26 acres. Surrounded by hundreds of acres of State Land. Within a few miles of all-sports Secord Lake. Sold as is.

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $591 · $49/mo
• Expected delta: +$208/yr (+$17/mo · 54.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,349
• − Mortgage interest: −$2,907
• − Property taxes: −$383
• − Insurance: −$260
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$1,510
• Taxable income: $3,633
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,395/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: Beaverton Rural Schools
• NCES district ID: 2604440
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $39,200
• Composite: 25.54/100
• National rank: #7431
• State rank: #364 of 540 in MI

Livability — Grim

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

Census & demographics

• Population (ZIP): 3,261

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.02%
• Current HPI: 125.4127
• 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

+32.6% since first listed

5 events — show timeline

• 2026-03-23 Listed $52,900 MiRealSource-MiMLS
• 2023-09-01 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2023-08-30 Pending — MiRealSource-MiMLS
• 2023-08-13 Contingent — MiRealSource-MiMLS
• 2023-06-21 Listed $39,900 MiRealSource-MiMLS

Property tax history

+3.2%/yr

Latest (2025): $383 · -30.6% YoY. Source: county tax records.