6242 Beech Dr · Surrey, MI 48632

$45,000

1 bd · 1.0 ba · 558 sqft · SingleFamily public records · 12 Days on market

9,583 sqft lot Est $79k · 43% under

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

Listing remarks

Escape to the simple pleasures of cabin life with this adorable rustic retreat! This fully furnished 1-bedroom cabin offers 558 square feet of cozy living space on a beautifully shaded lot, making it the perfect up-north getaway. Enjoy access to Bear Lake with a low annual association fee of just $75, or take advantage of nearby access to Halfmoon Lake for additional recreational opportunities. Inside, you'll find a warm and inviting living area centered around a charming wood stove, which serves as the cabin's heat source. The kitchen comes equipped with essential appliances and cookware Home includes most furnishings, allowing you to start enjoying your getaway immediately. A makeshift sh

Key facts

• Wood stove
• Access to bear lake
• Fenced dog run

Tags

• ACCESS TO BEAR LAKE
• ACCESS TO HALFMOON LAKE
• WOOD STOVE
• STONE FIREPIT
• FENCED DOG RUN
• COVERED WOODSHED

Property features AI

Finance

• HOA & community: Community amenities include park, playground, and beach area

Exterior

• Utilities: 100 amp electric service with circuit breakers; Electricity connected; No public water listed; No sewer/septic listed; No water heater
• Home design: Residential property; Single-story
• Construction: Slab foundation; Year built not specified
• Exterior features: Vinyl siding; Fenced yard (owned); Shed and outhouse; Subdivision setting; Lake/river privileges and beach access; Road frontage

Interior

• Kitchen: Carpeted kitchen; Microwave; Range/oven; Refrigerator; Eat-in kitchen
• Bedrooms: One bedroom on the main level (8 x 17) with carpet
• Flooring: Carpet throughout primary living areas (living room, kitchen, bedroom)
• Heating & cooling: Supplemental wood heat; Ceiling fan(s); Wall/window A/C
• Interior features: Furnished; Wood-burning free-standing fireplace; Living room; Eat-in kitchen; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $45k.

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 ($765 rent vs $45k).

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.
• Market conditions: 92 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $45k implies a 470% gain — meaningful room to come down on a strong offer.

Recommended offer $45,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.70% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.09%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $78,678
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5311 Half Moon Trl	0.32mi	2/1.0 (+1)	558 (0%)	14mo	$22,500	$40	69
5490 Half Moon Trl	0.40mi	1/1.0	558 (0%)	20mo	$80,000	$143	65
5962 Woodland Dr Dr	0.24mi	1/1.0	600 (+8%)	20mo	$50,000	$83	60
5380 Half Moon Trl	0.35mi	2/1.0 (+1)	630 (+13%)	11mo	$81,000	$129	48
5500 Half Moon Trl	0.28mi	2/1.0 (+1)	638 (+14%)	12mo	$90,000	$141	48
5231 Summit Ct	0.56mi	2/1.0 (+1)	620 (+11%)	19mo	$90,000	$145	34

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $12,168
• Equity at exit: $6,710

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $35,665
• Equity at exit: $3,891

Cash invested: $12,600 (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: 92
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $765 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $305

Break-even live

Break-even rent $378

Max offer price $45,000

Occupancy floor 55%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $45,000 Active 12 DOM
2. 2026-06-17
   days on market $45,000 Active 11 DOM
3. 2026-06-16
   days on market $45,000 Active 10 DOM
4. 2026-06-15
   days on market $45,000 Active 9 DOM
5. 2026-06-13
   days on market $45,000 Active 7 DOM
6. 2026-06-12
   days on market $45,000 Active 6 DOM
7. 2026-06-09
   days on market $45,000 Active 3 DOM
8. 2026-06-08
   days on market $45,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $45,000 Active 1 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: $531 · $44/mo
• Projected year-2 tax: $612 · $51/mo
• Expected delta: +$81/yr (+$7/mo · 15.3%)

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

Taxation est. · year 1

• Rental income: $9,182
• − Mortgage interest: −$2,521
• − Property taxes: −$531
• − Insurance: −$225
• − Repairs & maintenance: −$735
• − Management: −$735
• − Depreciation: −$1,309
• Taxable income: $3,127
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $2,915/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 — Surrey

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

Census & demographics

• Population (ZIP): 4,995

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Chinese 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: ▼ -90.83%
• Current HPI: 234.5118
• 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

+469.6% since first listed

2 events — show timeline

• 2026-06-06 Listed $45,000 MiRealSource-MiMLS
• 2015-12-04 Sold (Public Records) $7,900 Public Records

Property tax history

+2.4%/yr

Latest (2024): $531 · +2.8% YoY. Source: county tax records.