6384 Charleen Ln · Garfield, MI 48632

$29,900

3 bd · 1.0 ba · 600 sqft · SingleFamily public records · 216 Days on market

Built 1975 Fair condition 4,356 sqft lot $50/sqft · 41% below area ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming cabin-style ranch offers peaceful lake view living in a quiet setting with immediate possession available. The home features an open layout with vaulted ceilings. It is equipped with infrastructure for a secondary heating unit, a durable metal roof, and low-maintenance vinyl windows. Schedule your private tour today!

Key facts

• Vinyl windows
• Metal roof
• Lake view

Tags

• LAKE VIEW
• OPEN LAYOUT
• VAULTED CEILINGS
• METAL ROOF
• VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% vs local median 2.8% in Garfield — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 188 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.77% ✓
• Cap rate: 22.07%
• Cash-on-cash: 56.34%
• DSCR: 3.51
• GRM: 3.0

CMA / ARV

• ARV (median comp): $67,080
• List price: $29,900
• Delta: -55.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11081 Kay Lynn Dr	0.15mi	1/1.0 (-2)	648 (+8%)	10mo	$25,000	$39	62
6482 Garfield Ave Ave	0.25mi	2/1.0 (-1)	768 (+28%)	16mo	$65,500	$85	45
11066 Kaylynn Dr	0.15mi	1/1.0 (-2)	500 (-17%)	29mo	$69,000	$138	38
7265 Clareola Ave	1.41mi	2/1.0 (-1)	700 (+17%)	28mo	$355,000	$507	15

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: 54.8%
• Equity multiple: 3.42×
• Total profit: $20,236
• Equity at exit: $4,458

10-year hold

• IRR: 59.9%
• Equity multiple: 6.98×
• Total profit: $50,042
• Equity at exit: $2,585

Cash invested: $8,372 (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 48632

• Home prices YoY: -27.9%
• Active inventory: 188
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $393

Break-even live

Break-even rent $329

Max offer price $29,900

Occupancy floor 47%

Sensitivity live

Price	-10% $410	-5% $402	+0% $393	+5% $385	+10% $376
Rent	-10% $328	-5% $360	+0% $393	+5% $426	+10% $458
Rate	-1.0pp $408	-0.5pp $401	base $393	+0.5pp $385	+1.0pp $377

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: $7,475
• Closing costs: $897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Well waterPropane water heater
• Home design: Ranch styleSingle-family residenceResidential property
• Construction: Built in 1975Wood sidingMetal roof
• Exterior features: Approximately 0.1-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 6 total roomsCrawl space basement

Listing history 50 events

1. 2026-11-08
   days on market $29,900 Active 216 DOM
2. 2026-11-07
   days on market $29,900 Active 215 DOM
3. 2026-11-06
   days on market $29,900 Active 214 DOM
4. 2026-11-05
   days on market $29,900 Active 213 DOM
5. 2026-11-04
   days on market $29,900 Active 212 DOM
6. 2026-11-02
   days on market $29,900 Active 210 DOM
7. 2026-11-01
   days on market $29,900 Active 209 DOM
8. 2026-10-31
   days on market $29,900 Active 208 DOM
9. 2026-10-31
   days on market $29,900 Active 207 DOM
10. 2026-10-29
    days on market $29,900 Active 206 DOM
11. 2026-10-28
    days on market $29,900 Active 205 DOM
12. 2026-10-27
    days on market $29,900 Active 204 DOM
13. 2026-10-26
    days on market $29,900 Active 203 DOM
14. 2026-10-25
    days on market $29,900 Active 202 DOM
15. 2026-10-24
    days on market $29,900 Active 201 DOM
16. 2026-10-23
    days on market $29,900 Active 200 DOM
17. 2026-10-22
    days on market $29,900 Active 199 DOM
18. 2026-10-21
    days on market $29,900 Active 198 DOM
19. 2026-10-20
    days on market $29,900 Active 197 DOM
20. 2026-10-19
    days on market $29,900 Active 196 DOM
21. 2026-10-18
    days on market $29,900 Active 195 DOM
22. 2026-10-17
    days on market $29,900 Active 194 DOM
23. 2026-10-16
    days on market $29,900 Active 193 DOM
24. 2026-10-15
    days on market $29,900 Active 192 DOM
25. 2026-10-14
    days on market $29,900 Active 191 DOM
26. 2026-10-14
    days on market $29,900 Active 190 DOM
27. 2026-10-12
    days on market $29,900 Active 189 DOM
28. 2026-10-11
    days on market $29,900 Active 188 DOM
29. 2026-10-10
    days on market $29,900 Active 187 DOM
30. 2026-10-09
    days on market $29,900 Active 186 DOM
31. 2026-10-08
    days on market $29,900 Active 185 DOM
32. 2026-10-07
    days on market $29,900 Active 184 DOM
33. 2026-10-06
    days on market $29,900 Active 183 DOM
34. 2026-10-05
    days on market $29,900 Active 182 DOM
35. 2026-10-04
    days on market $29,900 Active 181 DOM
36. 2026-10-04
    days on market $29,900 Active 180 DOM
37. 2026-10-02
    days on market $29,900 Active 179 DOM
38. 2026-10-01
    days on market $29,900 Active 178 DOM
39. 2026-09-30
    days on market $29,900 Active 177 DOM
40. 2026-09-29
    days on market $29,900 Active 176 DOM
41. 2026-09-28
    days on market $29,900 Active 175 DOM
42. 2026-09-27
    days on market $29,900 Active 174 DOM
43. 2026-09-26
    days on market $29,900 Active 173 DOM
44. 2026-09-25
    days on market $29,900 Active 172 DOM
45. 2026-09-24
    days on market $29,900 Active 171 DOM
46. 2026-09-23
    days on market $29,900 Active 170 DOM
47. 2026-09-20
    days on market $29,900 Active 167 DOM
48. 2026-09-19
    days on market $29,900 Active 165 DOM
49. 2026-09-17
    days on market $29,900 Active 164 DOM
50. 2026-09-17
    days on market $29,900 Active 163 DOM

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $9,921
• − Mortgage interest: −$1,675
• − Property taxes: −$1,090
• − Insurance: −$150
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$870
• Taxable income: $4,550
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $3,625/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $15,000–$27,000 screening

This cabin-style ranch requires moderate renovations, focusing on structural repairs and aesthetic updates to improve its resale and rental value.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Major Exposed subfloor in kitchen — Structural damage
• Major Missing cabinets in kitchen — Aesthetic and functional deficiency
• Major Worn carpet in kitchen and bath — Aesthetic and comfort issues
• Major Exposed subfloor in exterior — Structural damage

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpet in kitchen and bath — New carpet improves comfort and aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances property's overall appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Farwell Elementary School F MI #866/1,397 Nat'l #26,716/41,679 Middle Farwell Middle School F MI #355/493 Nat'l #9,290/14,009 High Farwell High School F MI #405/713 Nat'l #10,416/17,239

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 — Garfield

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

Census & demographics

• County: Clare · 29,283 people
• Population (ZIP): 4,995
• Household income: $51,740
• Rent vs Own: 7.1% rent · 92.9% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4%
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Chinese 1%

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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: ▼ -90.83%
• Current HPI: 234.5118
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Exterior

• Utilities: Well waterPropane water heater
• Home design: Ranch styleSingle-family residenceResidential property
• Construction: Built in 1975Wood sidingMetal roof
• Exterior features: Approximately 0.1-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 6 total roomsCrawl space basement

Price history

-21.8% since first listed

12 events — show timeline

• 2026-07-09 Price Changed $39,000 MiRealSource-MiMLS
• 2026-07-08 Price Changed $39,000 REALCOMP
• 2026-07-08 Price Changed $39,000 SW Michigan MLS
• 2026-06-21 Price Changed $42,000 MiRealSource-MiMLS
• 2026-06-21 Price Changed $42,000 REALCOMP
• 2026-06-21 Price Changed $42,000 SW Michigan MLS
• 2026-04-29 Price Changed $47,500 MiRealSource-MiMLS
• 2026-04-29 Price Changed $47,500 REALCOMP
• 2026-04-29 Price Changed $47,500 SW Michigan MLS
• 2026-03-30 Listed $49,900 SW Michigan MLS
• 2026-03-30 Listed $49,900 REALCOMP
• 2026-03-30 Listed $49,900 MiRealSource-MiMLS

Property tax history

+5.7%/yr

Latest (2025): $1,090 · -0.3% YoY. Source: county tax records.