6010 Indian · Burtchville, MI 48059

$40,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 173 Days on market

Built 1999 $603/mo HOA · 53% of rent ↓ 20% since listing

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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 +16.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort and community in this 3 bedroom, 2 full bath trailer located in the well known Indian Trails community in Burtchville, MI. This home features an open-concept layout, perfect for modern living and entertaining. The spacious master suite offers a luxurious retreat with its own garden tub in the full private bath. You'll also appreciate the appeal of recent updates throughout the home, making it move-in ready! Immediate occupancy and New carpet!

Key facts

• Master suite
• Recent updates
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MASTER SUITE
• GARDEN TUB
• RECENT UPDATES
• INDIAN TRAILS COMMUNITY

Property features AI

Finance

• Other: Community amenities include pool and clubhouse
• HOA & community: Homeowners association with monthly fee of $603; HOA fee includes water, sewer, and trash

Exterior

• Parking: Driveway; No garage; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Pillar/post/pier foundation; Built as one-story (above grade finished area listed)
• Exterior features: Deck; Porch; Community pool; Community clubhouse; Private maintained road; Private road frontage; Irregular lot shape

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Microwave; Range hood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Free-standing gas oven; Free-standing refrigerator; Microwave; Range hood; 6 total rooms
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $20 ($237/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.85% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $208,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5972 E Montevista Dr	0.48mi	3/1.0	1,306 (+9%)	7mo	$220,000	$168	53
3167 Washington St	0.51mi	3/2.0	1,354 (+13%)	19mo	$235,000	$174	39

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-4,837
• Equity at exit: $5,964

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-1,018
• Equity at exit: $3,458

Cash invested: $11,200 (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 48059

• Active inventory: 101
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$603
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $20

Break-even live

Break-even rent $1,113

Max offer price $40,000

Occupancy floor 93%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $603 · $7,236/yr

Listing history 12 events

1. 2026-06-18
   days on market $40,000 Active 173 DOM
2. 2026-06-17
   days on market $40,000 Active 172 DOM
3. 2026-06-16
   days on market $40,000 Active 171 DOM
4. 2026-06-15
   days on market $40,000 Active 170 DOM
5. 2026-06-13
   days on market $40,000 Active 168 DOM
6. 2026-06-13
   days on market $40,000 Active 167 DOM
7. 2026-06-09
   days on market $40,000 Active 164 DOM
8. 2026-06-08
   days on market $40,000 Active 163 DOM
9. 2026-06-07
   days on market $40,000 Active 162 DOM
10. 2026-06-04
    days on market $40,000 Active 159 DOM
11. 2026-06-03
    remarks 484-char remark
12. 2026-06-03
    listed $40,000 Active 158 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,658
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − HOA: −$7,236
• − Depreciation: −$1,164
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $229/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: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 of 540 in MI

Livability — Burtchville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,371

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.89%
• Current HPI: 151.0184
• 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

-20.0% since first listed

9 events — show timeline

• 2026-06-02 Relisted — MiRealSource-MiMLS
• 2026-06-02 Relisted — REALCOMP
• 2026-04-29 Listing Removed — MiRealSource-MiMLS
• 2026-01-16 Price Changed $40,000 MiRealSource-MiMLS
• 2026-01-16 Price Changed $40,000 REALCOMP
• 2025-12-29 Price Changed $45,000 MiRealSource-MiMLS
• 2025-12-28 Price Changed $45,000 REALCOMP
• 2025-11-24 Listed $50,000 REALCOMP
• 2025-11-23 Listed $50,000 MiRealSource-MiMLS