13760 Alaska Ave · Eagle, MI 48822

$124,999

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

Built 2026 Poor condition

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brand new, 3 bed/2 bath home that offers the perfect blend of comfort, affordability, and modern living. This home boasts an open floor plan, new appliances, and access to community amenities. Don't miss out on the chance to make this charming and affordable residence your own. Schedule a showing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

Key facts

• Built 2026
• Listed 27 days

Property features AI

Finance

• Other: Address: 13760 Alaska Ave, Eagle, MI 48822
• Financial info: List price: $97,999

Exterior

• Home design: Single-family residence; Plan name: Capital Crossings; Status: Active
• Construction: Spec inventory type (new construction)
• Exterior features: Living area of 1,456 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#480 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Portland Public Schools (town): math 30% / reading 50% proficiency, ranked #191 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,124 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.2

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,848
• Equity at exit: $18,638

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $19,995
• Equity at exit: $10,808

Cash invested: $35,000 (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 48822

• Home prices YoY: -18.2%
• Active inventory: 20
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $273

Break-even live

Break-even rent $1,093

Max offer price $124,999

Occupancy floor 76%

Sensitivity live

Price	-10% $359	-5% $316	+0% $273	+5% $230	+10% $187
Rent	-10% $159	-5% $216	+0% $273	+5% $330	+10% $387
Rate	-1.0pp $336	-0.5pp $305	base $273	+0.5pp $241	+1.0pp $208

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13531 Declaration Ct Eagle, MI	3.0–4.0	2.0	1456	$1,439	$0.99	11d	1	0.09mi

Listing history 10 events

1. 2026-06-10
   days on market $124,999 Active 28 DOM
2. 2026-06-09
   days on market $124,999 Active 27 DOM
3. 2026-06-08
   days on market $124,999 Active 26 DOM
4. 2026-06-07
   days on market $124,999 Active 25 DOM
5. 2026-06-05
   days on market $124,999 Active 22 DOM
6. 2026-06-03
   pricedays on market $124,999 Active 21 DOM
7. 2026-06-02
   days on market $97,999 Active 20 DOM
8. 2026-06-01
   days on market $97,999 Active 19 DOM
9. 2026-05-31
   days on market $97,999 Active 18 DOM
10. 2026-05-30
    days on market $97,999 Active 17 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,268
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,636
• Taxable income: $1,367
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,948/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates across all systems and areas, making it a significant investment opportunity.

Repairs flagged

• Major Kitchen — No photos of the kitchen are provided, but the listing suggests it is new.
• Major Bathrooms — No photos of the bathrooms are provided, but the listing suggests they are new.
• Major Roof — No photos of the roof are provided.
• Major Exterior — No photos of the exterior are provided.
• Major Flooring — No photos of the flooring are provided.
• Major Interior walls/paint — No photos of the interior walls/paint are provided.
• Major Windows — No photos of the windows are provided.
• Major Foundation/structure — No photos of the foundation/structure are provided.
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals are provided.
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal are provided.

Value-add opportunities

• Resale New kitchen appliances — New appliances can significantly enhance the home's appeal to potential buyers.
• Resale New bathrooms — New bathrooms can significantly enhance the home's appeal to potential buyers.
• Resale New roof — A new roof can significantly enhance the home's appeal to potential buyers.
• Resale New exterior — A new exterior can significantly enhance the home's appeal to potential buyers.
• Resale New flooring — New flooring can significantly enhance the home's appeal to potential buyers.
• Resale New interior walls/paint — New interior walls/paint can significantly enhance the home's appeal to potential buyers.
• Resale New windows — New windows can significantly enhance the home's appeal to potential buyers.
• Resale New foundation/structure — A new foundation/structure can significantly enhance the home's appeal to potential buyers.
• Resale New HVAC/mechanicals — New HVAC/mechanicals can significantly enhance the home's appeal to potential buyers.
• Resale Landscaping/curb appeal — Landscaping can significantly enhance the home's appeal to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of the kitchen are provided, but the listing suggests it is new.	Major	$15,000–50,000
Bathrooms · No photos of the bathrooms are provided, but the listing suggests they are new.	Major	$15,000–50,000
Roof · No photos of the roof are provided.	Major	$15,000–50,000
Exterior · No photos of the exterior are provided.	Major	$15,000–50,000
Flooring · No photos of the flooring are provided.	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint are provided.	Major	$15,000–50,000
Windows · No photos of the windows are provided.	Major	$15,000–50,000
Foundation/structure · No photos of the foundation/structure are provided.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals are provided.	Major	$15,000–50,000
Landscaping/curb appeal · No photos of the landscaping/curb appeal are provided.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New kitchen appliances — New appliances can significantly enhance the home's appeal to potential buyers. ↑
• Resale New bathrooms — New bathrooms can significantly enhance the home's appeal to potential buyers. ↑
• Resale New roof — A new roof can significantly enhance the home's appeal to potential buyers. ↑
• Resale New exterior — A new exterior can significantly enhance the home's appeal to potential buyers. ↑
• Resale New flooring — New flooring can significantly enhance the home's appeal to potential buyers. ↑
• Resale New interior walls/paint — New interior walls/paint can significantly enhance the home's appeal to potential buyers. ↑
• Resale New windows — New windows can significantly enhance the home's appeal to potential buyers. ↑
• Resale New foundation/structure — A new foundation/structure can significantly enhance the home's appeal to potential buyers. ↑
• Resale New HVAC/mechanicals — New HVAC/mechanicals can significantly enhance the home's appeal to potential buyers. ↑
• Resale Landscaping/curb appeal — Landscaping can significantly enhance the home's appeal to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Portland Public Schools
• NCES district ID: 2629120
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $61,869
• Composite: 35.55/100
• National rank: #4905
• State rank: #191 of 540 in MI

Livability — Eagle

• Score: 64/100
• State rank: #480
• US rank: #13699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,410

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 7% Iranian 5% Romanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.86%
• Current HPI: 268.4386
• 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