11385 Stockwell Rd · Marion, MI 49665

$85,000

1 bd · 1.0 ba · 540 sqft · Manufactured public records · 30 Days on market

Built 1976 3.53 ac lot ↓ 15% since listing

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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 +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

Key facts

• Front porch
• 2-stall pole barn
• Private woodland

Tags

• PRIVATE WOODLAND
• ADJACENT TO STATE LAND
• FULLY FURNISHED
• FRONT PORCH
• BACK DECK
• 2-STALL POLE BARN

Property features AI

Finance

• Other: Property zoned residential; Lot size approximately 3.53 acres (dimensions 554 x 285)
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Crawl space foundation; Built area above grade: 540 (unit not displayed per instructions)
• Exterior features: Deck; Porch; Cleared and wooded lot; Gravel road access

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Electric water heater
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Space heater; Ceiling fan cooling
• Interior features: Window treatments; Electric fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $77k (9.5% below list).
• Recommended offer: $77k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#607 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Marion Public Schools (rural): math 33% / reading 53% proficiency, ranked #328 of 760 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion Elementary School (math 37% / reading 47%, grade F, #547 of 1,397 statewide, top 41%, 184 students, 80% FRL); Marion High School (math 17% / reading 42%, grade F, #441 of 713 statewide, top 64%, 235 students, 70% FRL) — zoned schools average 75% FRL vs 57% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 77 units permitted in Clare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Clare County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,913 (9.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.90% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $52,826
• Equity at exit: $76,575

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $150,317
• Equity at exit: $165,136

Cash invested: $23,800 (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 49665

• Home prices YoY: 11.3%
• Active inventory: 31
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $769 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $103

Break-even live

Break-even rent $639

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $151	-5% $127	+0% $103	+5% $79	+10% $55
Rent	-10% $42	-5% $73	+0% $103	+5% $134	+10% $164
Rate	-1.0pp $146	-0.5pp $125	base $103	+0.5pp $81	+1.0pp $59

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-17
   historical Active Under Contract 846-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

2. 2026-05-17
   historical Accepting Backup Offers 866-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

3. 2026-05-14
   price $85,000 866-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

4. 2026-05-13
   status Active 846-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

5. 2026-05-13
   price $85,000 846-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

6. 2026-05-13
   status Active 866-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

7. 2026-05-04
   historical Active Under Contract 846-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

8. 2026-05-04
   historical Accepting Backup Offers 866-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

9. 2026-04-27
   listed $99,900 Active 846-char remark

   Show marketing remark (866 chars)

   Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

10. 2026-04-27
    listed $99,900 Active 866-char remark

    Show marketing remark (866 chars)

    Escape to this turn-key 1-bedroom, 1-bathroom cabin nestled on 3.5 acres of private woodland. Perfectly situated just 3 miles from the Muskegon River and directly adjacent to expansive state land, this property is an outdoorsman’s dream. The cabin comes fully furnished and ready for immediate enjoyment, featuring a welcoming front porch and a spacious back deck designed for soaking in the silence of the forest. This retreat is fully loaded with amenities, including a 2-stall pole barn, a custom brick firepit, and two RV electrical hookups for hosting guests. To ensure you hit the ground running, the sale includes a riding mower, a heavy-duty pig smoker, and a set of kayaks with a dedicated storage rack. Whether you're hitting the river or exploring the neighboring wilderness, everything you need for the perfect getaway is already here.

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $794 · $66/mo
• Expected delta: +$515/yr (+$43/mo · 184.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $9,230
• − Mortgage interest: −$4,761
• − Property taxes: −$279
• − Insurance: −$425
• − Repairs & maintenance: −$738
• − Management: −$738
• − Depreciation: −$2,473
• Taxable loss: −$185
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,283/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: Marion Public Schools
• NCES district ID: 2622800
• Math proficiency: 33% ▲ 16.00%
• Reading proficiency: 53% ▲ 31.00%
• Median HH income: $35,461
• Composite: 37.86/100
• National rank: #8710
• State rank: #328 of 760 in MI

Livability — Marion

• Score: 59/100
• State rank: #607
• US rank: #20314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,022

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 11% Romanian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 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: ▲ 26.88%
• Current HPI: 264.0932
• 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

-14.9% since first listed

14 events — show timeline

• 2026-06-11 Sold (MLS) $85,000 REALCOMP
• 2026-06-11 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2026-05-27 Pending — REALCOMP
• 2026-05-27 Pending — MiRealSource-MiMLS
• 2026-05-17 Contingent — REALCOMP
• 2026-05-17 Contingent — MiRealSource-MiMLS
• 2026-05-14 Price Changed $85,000 MiRealSource-MiMLS
• 2026-05-13 Relisted — REALCOMP
• 2026-05-13 Price Changed $85,000 REALCOMP
• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-04-27 Listed $99,900 REALCOMP
• 2026-04-27 Listed $99,900 MiRealSource-MiMLS

Property tax history

-11.1%/yr

Latest (2023): $279 · +5.0% YoY. Source: county tax records.