3629 Hawthorne St · Village of Clarkston, MI 48348

$19,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 28 Days on market

Built 1986 $895/mo HOA · 46% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Sashabaw Meadows! This 3-bedroom, 2-bath manufactured home offers 1,456 sq ft of living space with a functional layout and great potential. The home is in need of repairs and some TLC, making it an excellent option for investors, renovators, or buyers looking to customize and add value. Features include a spacious living area, generously sized bedrooms, and a primary suite with a private bath. With the right vision and updates, this home could truly shine. Located in Sashabaw Meadows, offering a convenient location and community setting. Priced to reflect condition - bring your ideas and make it your own!

Key facts

• Community setting
• Private bath
• Spacious living area

Tags

• PRIVATE BATH
• SPACIOUS LIVING AREA
• COMMUNITY SETTING

Property features AI

Finance

• Other: Pets allowed; Lot size listed as 10 x 10 Acres (as provided)
• HOA & community: Homeowners association with a $439 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (ground-level entry with steps)
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built living area above grade: 1,456
• Exterior features: Porch; Shed(s); Paved road access

Interior

• Kitchen: Free-standing electric range; Microwave; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air conditioning
• Interior features: Wood-burning fireplace in the family room; Laundry room
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.0% vs local median 3.3% in Village of Clarkston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#98 in MI, #2,255 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Brandon School District In The Counties Of Oakland And Lapee (town): math 35% / reading 48% proficiency, ranked #152 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oakwood Elementary School (math 42% / reading 52%, grade D-, #433 of 1,397 statewide, top 34%, 442 students, 48% FRL); Brandon Middle School (math 33% / reading 48%, grade F, #202 of 493 statewide, top 42%, 411 students, 46% FRL); Brandon High School (math 42% / reading 52%, grade D-, #187 of 713 statewide, top 29%, 733 students, 37% FRL).
• Market conditions: 153 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 18% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $19,601 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 9.70% ✓
• Cap rate: 35.98%
• Cash-on-cash: 106.03%
• DSCR: 5.72
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $420,784
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4101 Lake Knolls Dr	0.51mi	3/1.5	1,600 (+10%)	3mo	$325,000	$203	56
4059 Lake Knolls Dr	0.54mi	3/1.5	1,520 (+4%)	18mo	$299,000	$197	50
3206 Dartmouth Rd	0.55mi	2/1.0 (-1)	1,316 (-10%)	19mo	$380,000	$289	34
3224 S Sashabaw Rd	0.61mi	3/1.0	1,270 (-13%)	18mo	$379,900	$299	31

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: —
• Equity multiple: 6.15×
• Total profit: $28,711
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 13.16×
• Total profit: $67,730
• Equity at exit: $1,721

Cash invested: $5,572 (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 48348

• Active inventory: 153
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$895
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $492

Break-even live

Break-even rent $1,307

Max offer price $19,900

Occupancy floor 69%

Sensitivity live

Price	-10% $506	-5% $499	+0% $492	+5% $485	+10% $479
Rent	-10% $340	-5% $416	+0% $492	+5% $569	+10% $645
Rate	-1.0pp $502	-0.5pp $497	base $492	+0.5pp $487	+1.0pp $482

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.31mi
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	3d	1	0.32mi
4000 Brookside Rd Clarkston, MI	2.0	2.0	1672	$3,032	$1.81	0d	1	0.33mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	0d	1	0.39mi

HOA detail

• Monthly dues: $895 · $10,740/yr

Listing history 15 events

1. 2026-06-17
   status $19,900 Pending 28 DOM
2. 2026-06-17
   days on market $19,900 Active 28 DOM
3. 2026-06-16
   days on market $19,900 Active 27 DOM
4. 2026-06-15
   days on market $19,900 Active 26 DOM
5. 2026-06-13
   days on market $19,900 Active 24 DOM
6. 2026-06-09
   days on market $19,900 Active 20 DOM
7. 2026-06-08
   days on market $19,900 Active 19 DOM
8. 2026-06-07
   days on market $19,900 Active 18 DOM
9. 2026-06-04
   days on market $19,900 Active 15 DOM
10. 2026-06-03
    days on market $19,900 Active 14 DOM
11. 2026-06-02
    days on market $19,900 Active 13 DOM
12. 2026-06-01
    days on market $19,900 Active 12 DOM
13. 2026-05-31
    days on market $19,900 Active 11 DOM
14. 2026-05-20
    listed $19,900 Active

    Show marketing remark (634 chars)

    Opportunity awaits in Sashabaw Meadows! This 3-bedroom, 2-bath manufactured home offers 1,456 sq ft of living space with a functional layout and great potential. The home is in need of repairs and some TLC, making it an excellent option for investors, renovators, or buyers looking to customize and add value. Features include a spacious living area, generously sized bedrooms, and a primary suite with a private bath. With the right vision and updates, this home could truly shine. Located in Sashabaw Meadows, offering a convenient location and community setting. Priced to reflect condition - bring your ideas and make it your own!

15. 2026-05-20
    listed $19,900 Active 634-char remark

    Show marketing remark (634 chars)

    Opportunity awaits in Sashabaw Meadows! This 3-bedroom, 2-bath manufactured home offers 1,456 sq ft of living space with a functional layout and great potential. The home is in need of repairs and some TLC, making it an excellent option for investors, renovators, or buyers looking to customize and add value. Features include a spacious living area, generously sized bedrooms, and a primary suite with a private bath. With the right vision and updates, this home could truly shine. Located in Sashabaw Meadows, offering a convenient location and community setting. Priced to reflect condition - bring your ideas and make it your own!

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,162
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$10,740
• − Depreciation: −$579
• Taxable income: $6,625
• Est. tax owed @ 24.0%: −$1,590
• After-tax cash flow: $4,318/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: Brandon School District In The Counties Of Oakland And Lapee
• NCES district ID: 2606570
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $73,593
• Composite: 37.94/100
• National rank: #4306
• State rank: #152 of 540 in MI

Livability — Village of Clarkston

• Score: 79/100
• State rank: #98
• US rank: #2255

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.65%
• Current HPI: 196.4302
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

• 2026-05-20 Listed $19,900 MiRealSource-MiMLS
• 2026-05-20 Listed $19,900 REALCOMP