Clayton 7616-773P The Pulse Plan · Martin, MI 49344

$129,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 760 Days on market

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Listed 759 days

Tags

• PEACEFUL LAKESIDE OASIS
• FAMILY-FRIENDLY LOCATION

Property features AI

Finance

• Other: Addressed as Clayton 7616-773P The Pulse Plan, Shelbyville, MI 49344
• Financial info: List price $129,900

Exterior

• Utilities: Natural gas; Electric power (standard); Public/municipal services likely available
• Home design: New construction plan: Clayton 7616-773P The Pulse; Active listing
• Construction: Living area approximately 1,216
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 2 total bathrooms

🏗️ New construction. The $129,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $107,008.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 0.7% in Martin — 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 64/100 on livability (#491 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Delton Kellogg Schools (rural): math 27% / reading 40% proficiency, ranked #300 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 171 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Barry County population projected at -11% 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 $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 760 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 760 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. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $107,008
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11908 Erica Ln #66	0.13mi	3/2.0	1,216 (0%)	6mo	$50,000	$41	89
4740 Circle Inn Dr	0.09mi	3/2.0	1,152 (-5%)	10mo	$101,900	$88	79
3968 England Dr	0.69mi	3/1.0	1,128 (-7%)	19mo	$235,000	$208	35

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,026
• Equity at exit: $15,955

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $26,756
• Equity at exit: $9,252

Cash invested: $29,962 (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 49344

• Home prices YoY: -24.1%
• Active inventory: 29
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $304

Break-even live

Break-even rent $936

Max offer price $107,008

Occupancy floor 72%

Sensitivity live

Price	-10% $378	-5% $341	+0% $304	+5% $267	+10% $230
Rent	-10% $199	-5% $252	+0% $304	+5% $356	+10% $408
Rate	-1.0pp $358	-0.5pp $331	base $304	+0.5pp $276	+1.0pp $248

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: $26,752
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $129,900 Active 760 DOM
2. 2026-06-19
   days on market $129,900 Active 758 DOM
3. 2026-06-18
   days on market $129,900 Active 757 DOM
4. 2026-06-17
   days on market $129,900 Active 756 DOM
5. 2026-06-16
   days on market $129,900 Active 755 DOM
6. 2026-06-15
   days on market $129,900 Active 754 DOM
7. 2026-06-14
   days on market $129,900 Active 752 DOM
8. 2026-06-13
   days on market $129,900 Active 751 DOM
9. 2026-06-10
   days on market $129,900 Active 749 DOM
10. 2026-06-09
    days on market $129,900 Active 748 DOM
11. 2026-06-08
    days on market $129,900 Active 747 DOM
12. 2026-06-07
    days on market $129,900 Active 746 DOM
13. 2026-06-03
    days on market $129,900 Active 742 DOM
14. 2026-06-02
    days on market $129,900 Active 741 DOM
15. 2026-06-01
    days on market $129,900 Active 740 DOM
16. 2026-05-31
    days on market $129,900 Active 739 DOM
17. 2026-05-30
    days on market $129,900 Active 738 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: $15,847
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,113
• Taxable income: $2,064
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,150/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: Delton Kellogg Schools
• NCES district ID: 2611910
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $53,057
• Composite: 29.35/100
• National rank: #6538
• State rank: #300 of 540 in MI

Livability — Martin

• Score: 64/100
• State rank: #491
• US rank: #14351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,192
• Population (ZIP): 4,139

Population outlook (Barry County) Hauer SSP2

• Today (2025): 59,601 people
• By 2030: 59,185 · -0.7%
• By 2040: 57,121 · -4.2%
• By 2050: 53,139 · -10.8%
• By 2075: 42,814 · -28.2%
• By 2100: 29,357 · -50.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 16% Romanian 7% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+34.3) · D 32.1% · R 66.4% · Other 1.5%
• 2008→2024 swing: -24.6pp toward R · 2008: -9.8pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+32.5 2016: R+33.3 2012: R+18.1 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.27%
• Current HPI: 234.1713
• 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