None · Lincoln, MI 48625

$57,500

1 bd · 2.0 ba · 728 sqft · Manufactured public records · 130 Days on market

Manufactured home Built 1997 10,018 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER !!!! Well-maintained and ideally located within walking distance to Bertha Lake, this inviting home offers effortless access to the water, a nearby playground, and a covered pavilion—because leisure should be simple, not scheduled. Thoughtfully updated, the home features a newer roof, updated plumbing, newer furnace and hot water heater, newer appliances, a walk-in shower, upgraded electrical with 200-amp service, and new flooring throughout—giving you peace of mind from day one. Step outside to a fully fenced backyard, offering both privacy and room to unwind after a day at the lake. An 8x12 shed provides convenient storage for all your “lake essentials, ” while the 10x12 covered porch creates the perfect spot for morning coffee or evening relaxation. A 4-inch well adds to the home’s practical value. Whether you’re searching for a full-time residence, a profitable Airbnb opportunity, or a cozy weekend retreat, this property checks all the right boxes—and then a few more. Located in desirable Clare County—often called the heart of Michigan—this opportunity is priced to sell and ready for its next chapter. Don’t let this one drift away.

Key facts

• Newer furnace
• Newer roof
• Covered pavilion

Tags

• EASY ACCESS TO THE WATER
• PLAYGROUND
• COVERED PAVILION
• NEWER ROOF
• UPDATED PLUMBING
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($816 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.9% in Lincoln — 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 66/100 on livability (#428 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Farwell Area Schools (town): math 24% / reading 34% proficiency, ranked #388 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Farwell Elementary School (math 32% / reading 27%, grade F, #866 of 1,397 statewide, top 65%, 329 students, 77% FRL); Farwell Middle School (math 25% / reading 33%, grade F, #355 of 493 statewide, top 72%, 300 students, 68% FRL).
• Market conditions: 247 active listings in the ZIP; 77 units permitted in Clare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clare 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 $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $18k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $58k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $50,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 5.9

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $10,104
• Equity at exit: $8,573

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $33,743
• Equity at exit: $4,972

Cash invested: $16,100 (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 48625

• Home prices YoY: -25.5%
• Active inventory: 247
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $816 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $305

Break-even live

Break-even rent $430

Max offer price $57,500

Occupancy floor 58%

Sensitivity live

Price	-10% $338	-5% $322	+0% $305	+5% $289	+10% $273
Rent	-10% $241	-5% $273	+0% $305	+5% $338	+10% $370
Rate	-1.0pp $334	-0.5pp $320	base $305	+0.5pp $290	+1.0pp $275

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-19
   status Pending 1230-char remark

   Show marketing remark (1230 chars)

   MOTIVATED SELLER !!!! Well-maintained and ideally located within walking distance to Bertha Lake, this inviting home offers effortless access to the water, a nearby playground, and a covered pavilion—because leisure should be simple, not scheduled. Thoughtfully updated, the home features a newer roof, updated plumbing, newer furnace and hot water heater, newer appliances, a walk-in shower, upgraded electrical with 200-amp service, and new flooring throughout—giving you peace of mind from day one. Step outside to a fully fenced backyard, offering both privacy and room to unwind after a day at the lake. An 8x12 shed provides convenient storage for all your “lake essentials, ” while the 10x12 covered porch creates the perfect spot for morning coffee or evening relaxation. A 4-inch well adds to the home’s practical value. Whether you’re searching for a full-time residence, a profitable Airbnb opportunity, or a cozy weekend retreat, this property checks all the right boxes—and then a few more. Located in desirable Clare County—often called the heart of Michigan—this opportunity is priced to sell and ready for its next chapter. Don’t let this one drift away.

2. 2026-04-29
   price $57,500 1230-char remark

   Show marketing remark (1230 chars)

   MOTIVATED SELLER !!!! Well-maintained and ideally located within walking distance to Bertha Lake, this inviting home offers effortless access to the water, a nearby playground, and a covered pavilion—because leisure should be simple, not scheduled. Thoughtfully updated, the home features a newer roof, updated plumbing, newer furnace and hot water heater, newer appliances, a walk-in shower, upgraded electrical with 200-amp service, and new flooring throughout—giving you peace of mind from day one. Step outside to a fully fenced backyard, offering both privacy and room to unwind after a day at the lake. An 8x12 shed provides convenient storage for all your “lake essentials, ” while the 10x12 covered porch creates the perfect spot for morning coffee or evening relaxation. A 4-inch well adds to the home’s practical value. Whether you’re searching for a full-time residence, a profitable Airbnb opportunity, or a cozy weekend retreat, this property checks all the right boxes—and then a few more. Located in desirable Clare County—often called the heart of Michigan—this opportunity is priced to sell and ready for its next chapter. Don’t let this one drift away.

3. 2026-04-07
   price $62,500 1230-char remark

   Show marketing remark (1230 chars)

   MOTIVATED SELLER !!!! Well-maintained and ideally located within walking distance to Bertha Lake, this inviting home offers effortless access to the water, a nearby playground, and a covered pavilion—because leisure should be simple, not scheduled. Thoughtfully updated, the home features a newer roof, updated plumbing, newer furnace and hot water heater, newer appliances, a walk-in shower, upgraded electrical with 200-amp service, and new flooring throughout—giving you peace of mind from day one. Step outside to a fully fenced backyard, offering both privacy and room to unwind after a day at the lake. An 8x12 shed provides convenient storage for all your “lake essentials, ” while the 10x12 covered porch creates the perfect spot for morning coffee or evening relaxation. A 4-inch well adds to the home’s practical value. Whether you’re searching for a full-time residence, a profitable Airbnb opportunity, or a cozy weekend retreat, this property checks all the right boxes—and then a few more. Located in desirable Clare County—often called the heart of Michigan—this opportunity is priced to sell and ready for its next chapter. Don’t let this one drift away.

4. 2026-03-05
   price $65,000 1230-char remark

   Show marketing remark (1230 chars)

   MOTIVATED SELLER !!!! Well-maintained and ideally located within walking distance to Bertha Lake, this inviting home offers effortless access to the water, a nearby playground, and a covered pavilion—because leisure should be simple, not scheduled. Thoughtfully updated, the home features a newer roof, updated plumbing, newer furnace and hot water heater, newer appliances, a walk-in shower, upgraded electrical with 200-amp service, and new flooring throughout—giving you peace of mind from day one. Step outside to a fully fenced backyard, offering both privacy and room to unwind after a day at the lake. An 8x12 shed provides convenient storage for all your “lake essentials, ” while the 10x12 covered porch creates the perfect spot for morning coffee or evening relaxation. A 4-inch well adds to the home’s practical value. Whether you’re searching for a full-time residence, a profitable Airbnb opportunity, or a cozy weekend retreat, this property checks all the right boxes—and then a few more. Located in desirable Clare County—often called the heart of Michigan—this opportunity is priced to sell and ready for its next chapter. Don’t let this one drift away.

5. 2026-02-03
   price $70,000 1230-char remark

   Show marketing remark (1230 chars)

   MOTIVATED SELLER !!!! Well-maintained and ideally located within walking distance to Bertha Lake, this inviting home offers effortless access to the water, a nearby playground, and a covered pavilion—because leisure should be simple, not scheduled. Thoughtfully updated, the home features a newer roof, updated plumbing, newer furnace and hot water heater, newer appliances, a walk-in shower, upgraded electrical with 200-amp service, and new flooring throughout—giving you peace of mind from day one. Step outside to a fully fenced backyard, offering both privacy and room to unwind after a day at the lake. An 8x12 shed provides convenient storage for all your “lake essentials, ” while the 10x12 covered porch creates the perfect spot for morning coffee or evening relaxation. A 4-inch well adds to the home’s practical value. Whether you’re searching for a full-time residence, a profitable Airbnb opportunity, or a cozy weekend retreat, this property checks all the right boxes—and then a few more. Located in desirable Clare County—often called the heart of Michigan—this opportunity is priced to sell and ready for its next chapter. Don’t let this one drift away.

6. 2026-01-09
   listed $75,000 Active 1230-char remark

   Show marketing remark (1230 chars)

   MOTIVATED SELLER !!!! Well-maintained and ideally located within walking distance to Bertha Lake, this inviting home offers effortless access to the water, a nearby playground, and a covered pavilion—because leisure should be simple, not scheduled. Thoughtfully updated, the home features a newer roof, updated plumbing, newer furnace and hot water heater, newer appliances, a walk-in shower, upgraded electrical with 200-amp service, and new flooring throughout—giving you peace of mind from day one. Step outside to a fully fenced backyard, offering both privacy and room to unwind after a day at the lake. An 8x12 shed provides convenient storage for all your “lake essentials, ” while the 10x12 covered porch creates the perfect spot for morning coffee or evening relaxation. A 4-inch well adds to the home’s practical value. Whether you’re searching for a full-time residence, a profitable Airbnb opportunity, or a cozy weekend retreat, this property checks all the right boxes—and then a few more. Located in desirable Clare County—often called the heart of Michigan—this opportunity is priced to sell and ready for its next chapter. Don’t let this one drift away.

7. 2015-10-16
   soldstatus $21,000 630-char remark

   Show marketing remark (630 chars)

   Extremely well maintained, 2 bedrooms, 1 full bath single wide with Bertha Lake sandy beach access. This would make a great year round home or as a cottage just like the current owners have used for years. Extra 4" of insulation added to the roof when they had the metal roof installed, 4" well, septic & drain field, carpeted 10x12 covered deck, and extra storage area in the 8x12 hip roof shed. Nice shaded lot, located a short distance from paved road and beach access is just down the street. All appliances and furnishings are included. .. just bring your personal items and start enjoying the great up North!

8. 2015-10-16
   soldstatus $21,000

   Show marketing remark (630 chars)

   Extremely well maintained, 2 bedrooms, 1 full bath single wide with Bertha Lake sandy beach access. This would make a great year round home or as a cottage just like the current owners have used for years. Extra 4" of insulation added to the roof when they had the metal roof installed, 4" well, septic & drain field, carpeted 10x12 covered deck, and extra storage area in the 8x12 hip roof shed. Nice shaded lot, located a short distance from paved road and beach access is just down the street. All appliances and furnishings are included. .. just bring your personal items and start enjoying the great up North!

9. 2014-06-28
   listed $23,900
10. 2014-06-27
    listed $23,900 630-char remark

    Show marketing remark (630 chars)

    Extremely well maintained, 2 bedrooms, 1 full bath single wide with Bertha Lake sandy beach access. This would make a great year round home or as a cottage just like the current owners have used for years. Extra 4" of insulation added to the roof when they had the metal roof installed, 4" well, septic & drain field, carpeted 10x12 covered deck, and extra storage area in the 8x12 hip roof shed. Nice shaded lot, located a short distance from paved road and beach access is just down the street. All appliances and furnishings are included. .. just bring your personal items and start enjoying the great up North!

11. 2014-06-27
    listed $23,900

    Show marketing remark (630 chars)

    Extremely well maintained, 2 bedrooms, 1 full bath single wide with Bertha Lake sandy beach access. This would make a great year round home or as a cottage just like the current owners have used for years. Extra 4" of insulation added to the roof when they had the metal roof installed, 4" well, septic & drain field, carpeted 10x12 covered deck, and extra storage area in the 8x12 hip roof shed. Nice shaded lot, located a short distance from paved road and beach access is just down the street. All appliances and furnishings are included. .. just bring your personal items and start enjoying the great up North!

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $527 · $44/mo
• Expected delta: +$358/yr (+$30/mo · 212.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,795
• − Mortgage interest: −$3,221
• − Property taxes: −$169
• − Insurance: −$288
• − Repairs & maintenance: −$784
• − Management: −$784
• − Depreciation: −$1,673
• Taxable income: $2,878
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $2,973/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: Farwell Area Schools
• NCES district ID: 2614100
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $36,696
• Composite: 24.07/100
• National rank: #7760
• State rank: #388 of 540 in MI

Livability — Lincoln

• Score: 66/100
• State rank: #428
• US rank: #11892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,939

Population outlook (Clare County) Hauer SSP2

• Today (2025): 29,283 people
• By 2030: 28,199 · -3.7%
• By 2040: 25,722 · -12.2%
• By 2050: 23,372 · -20.2%
• By 2075: 18,569 · -36.6%
• By 2100: 14,320 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Clare

• 2024 margin: Solid R (+37.6) · D 30.5% · R 68.1% · Other 1.4%
• 2008→2024 swing: -42.4pp toward R · 2008: 4.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.8 2016: R+31.8 2012: R+4.8 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.38%
• Current HPI: 234.9586
• 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

+140.6% since first listed

11 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-04-29 Price Changed $57,500 MiRealSource-MiMLS
• 2026-04-07 Price Changed $62,500 MiRealSource-MiMLS
• 2026-03-05 Price Changed $65,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $70,000 MiRealSource-MiMLS
• 2026-01-09 Listed $75,000 MiRealSource-MiMLS
• 2015-10-16 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2015-10-16 Sold (MLS) $21,000 REALCOMP
• 2014-06-28 Listed $23,900 MiRealSource-MiMLS
• 2014-06-27 Listed $23,900 MiRealSource-MiMLS
• 2014-06-27 Listed $23,900 REALCOMP

Property tax history

-9.7%/yr

Latest (2025): $169 · -80.0% YoY. Source: county tax records.