11634 Clubmoss Dr · Freeland, MI 48623

$349,900

3 bd · 2.5 ba · 1,857 sqft · SingleFamily public records · 7 Days on market

Built 2000 8,712 sqft lot Est $321k · 9% over

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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 +17.8/30.0
• DSCR +5.6/10.0
• Schools +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!!! 4 BR, 2 1/2 bath 2 story in newer, Freeland sub. Main floor master, with private bath. Main floor laundry and mud room, just off garage, which is finished and insulated. Hickory flooring in large living room w/ gas log fireplace. All granite counter tops, partially finished basement with bar. Enjoy your professionally landscaped yard, with sprinkler system, while relaxing on your patio, that includes a fire pit!! There are many custom features and upgrades in this Must See Charmer!

Key facts

• Main-floor laundry
• 8,712 sq ft lot
• 2 garage spots

Tags

• MAIN-FLOOR PRIMARY SUITE
• MAIN-FLOOR LAUNDRY
• RECENTLY UPDATED ROOF
• SCENIC BACKYARD VIEWS

Property features AI

Exterior

• Parking: Attached garage with electric in garage; Approximately 2.5 garage parking spaces
• Utilities: Public water; Public sanitary sewer; Natural gas heating
• Home design: Residential 2-story home; Built in 2000; Basement entry/foundation
• Construction: Vinyl siding exterior; Basement foundation; Built in 2000
• Exterior features: Vinyl siding; Patio; Porch; Lawn sprinkler; Shed/outbuilding; Subdivision lot (large lot frontage — about 70 ft)

Interior

• Kitchen: Kitchen on main level (11 x 12) with vinyl flooring; Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Main-level primary bedroom (16 x 13) with wood floors; Second-floor bedroom (17 x 11); Second-floor bedroom (approx. 12 wide); Second-floor bedroom (10 x 11)
• Flooring: Wood flooring in primary bedroom; Vinyl flooring in living room and kitchen
• Bathrooms: Two full bathrooms; One lavatory (total of three baths/lavatories); Main-level bathroom (10 x 4) with a 6 x 4 lavatory
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Two fireplaces (living room and basement); Full, partially finished basement
• Laundry & utility: Main-level laundry room (10 x 6) with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (14.3% below list).
• Recommended offer: $300k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.2% in Freeland — 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 72/100 on livability (#230 in MI) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Freeland Community School District (suburban): math 54% / reading 61% proficiency, ranked #46 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Saginaw County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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 $178k; list at $350k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $300,000 (14.3% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $321,261
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
S Valley Spring Ln	0.17mi	4/3.0 (+1)	1,857 (0%)	18mo	$539,960	$291	70
7798 Rockcress Dr	0.12mi	3/2.0	2,026 (+9%)	18mo	$248,500	$123	62
11681 Magnolia Dr	0.18mi	4/2.5 (+1)	1,936 (+4%)	22mo	$335,000	$173	61
7830 Mielke Rd	0.17mi	2/2.0 (-1)	1,800 (-3%)	23mo	$225,000	$125	61
11480 Wilkinson Rd	0.40mi	3/2.5	2,086 (+12%)	0mo	$389,000	$186	61
11216 Thornberry Dr	0.50mi	4/3.0 (+1)	1,784 (-4%)	6mo	$350,000	$196	58
11167 Thornberry Dr	0.56mi	3/2.5	1,884 (+2%)	20mo	$307,500	$163	54
11050 Wilkinson Rd	0.71mi	4/2.5 (+1)	1,704 (-8%)	2mo	$329,000	$193	46
11901 Scott Rd	0.64mi	3/2.0	1,657 (-11%)	8mo	$525,900	$317	43
8530 Delaney Dr	0.64mi	4/2.0 (+1)	1,650 (-11%)	13mo	$219,000	$133	34
7300 N Gleaner Rd	0.70mi	2/1.0 (-1)	1,588 (-14%)	22mo	$190,000	$120	14

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-38,570
• Equity at exit: $52,171

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-10,689
• Equity at exit: $30,253

Cash invested: $97,972 (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 48623

• Home prices YoY: -26.7%
• Active inventory: 94
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $287

Break-even live

Break-even rent $2,637

Max offer price $349,900

Occupancy floor 85%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8441 Cottonwood Dr Freeland, MI	3.0	2.0	1600	$3,000	$1.88	43d	1	1.32mi

Listing history 7 events

1. 2026-06-19
   days on market $349,900 Active 7 DOM
2. 2026-06-18
   days on market $349,900 Active 6 DOM
3. 2026-06-17
   days on market $349,900 Active 5 DOM
4. 2026-06-16
   days on market $349,900 Active 4 DOM
5. 2026-06-15
   days on market $349,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $349,900 Active 1 DOM

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $3,307 · $276/mo
• Expected delta: +$2,081/yr (+$173/mo · 169.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$19,600
• − Property taxes: −$1,226
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$10,179
• Taxable loss: −$2,514
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $4,049/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: Freeland Community School District
• NCES district ID: 2615060
• Math proficiency: 54% ▼ -4.00%
• Reading proficiency: 61% ▼ -3.00%
• Median HH income: $70,875
• Composite: 50.98/100
• National rank: #1779
• State rank: #46 of 540 in MI

Livability — Freeland

• Score: 72/100
• State rank: #230
• US rank: #5824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeland, MI
• City population: 15,126
• Population (ZIP): 15,126

Population outlook (Saginaw County) Hauer SSP2

• Today (2025): 180,568 people
• By 2030: 172,302 · -4.6%
• By 2040: 153,919 · -14.8%
• By 2050: 135,519 · -24.9%
• By 2075: 97,199 · -46.2%
• By 2100: 65,037 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Saginaw

• 2024 margin: Toss-up / Even · D 47.7% · R 51.0% · Other 1.4%
• 2008→2024 swing: -20.6pp toward R · 2008: 17.3pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+0.3 2016: R+1.1 2012: D+11.9 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.02%
• Current HPI: 213.8908
• 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

+102.4% since first listed

18 events — show timeline

• 2026-06-12 Listed $349,900 MiRealSource-MiMLS
• 2017-08-14 Sold (Public Records) $177,500 Public Records
• 2014-01-13 Sold (Public Records) $172,000 Public Records
• 2014-01-06 Sold (MLS) $172,000 MiRealSource-MiMLS
• 2014-01-06 Sold (MLS) $172,000 REALCOMP
• 2013-11-14 Listing Removed — MiRealSource-MiMLS
• 2013-09-14 Listed $179,900 MiRealSource-MiMLS
• 2013-09-14 Listed $179,900 REALCOMP
• 2000-05-04 Sold (Public Records) $168,000 Public Records
• 2000-05-04 Sold (Public Records) $28,000 Public Records
• 2000-04-27 Sold (MLS) $168,000 REALCOMP
• 2000-04-27 Sold (MLS) $168,000 MiRealSource-MiMLS
• 2000-03-15 Listed $169,900 REALCOMP
• 2000-03-15 Listed $169,900 MiRealSource-MiMLS
• 1999-12-01 Listing Removed — REALCOMP
• 1999-12-01 Listing Removed — MiRealSource-MiMLS
• 1999-11-30 Listed $172,900 REALCOMP
• 1999-11-30 Listed $172,900 MiRealSource-MiMLS

Property tax history

-6.5%/yr

Latest (2025): $1,226 · -71.6% YoY. Source: county tax records.