None · Hayes, MI 48625

$85,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 53 Days on market

Built 1975 0.34 ac lot $81/sqft · 24% below area Est $112k · 24% under ↓ 14% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

In need of some TLC, this property presents a solid opportunity for investors or buyers looking to create their own space. Previously used as a rental, the home is being sold as-is, as the seller is unable to make repairs—giving you the freedom to update and improve it to your own standards. Conveniently located just off a paved road, you’re only minutes from ORV trails, making it an ideal spot for trail riders and outdoor enthusiasts. Think of this home as a blank canvas—ready for your vision and personal touch. An additional lot located behind the home is also available for purchase, bringing the total to over . 60 acres. With the extra parcel, you’ll enjoy dual ac

Key facts

• Dual access
• 0.34 acre lot
• Garage

Tags

• MINUTES FROM ORV TRAILS
• ADDITIONAL LOT AVAILABLE
• DUAL ACCESS

Property features AI

Exterior

• Parking: Detached garage; Garage listed as 1.5 parking spaces; Total driveway/parking for 3 or more vehicles; Additional outbuildings: garage(s)
• Utilities: Private well water; Septic system; Electricity connected; Natural gas connected; Cable available; Internet (Spectrum) available
• Home design: One-story residential home; Built in 1975; Entry/frontage faces a road
• Construction: Vinyl siding and vinyl trim; Slab foundation; Year built: 1975
• Exterior features: Porch; Subdivision lot (platted); Road frontage

Interior

• Kitchen: Kitchen approximately 10 x 8; No appliances included
• Bedrooms: Three bedrooms on the main level (approx. 12 x 12, 10 x 10, and 10 wide)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Space heater; Electric and natural gas available
• Interior features: Living room; Main-floor full bathroom; First-floor bedroom
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Harrison Community Schools (town): math 17% / reading 28% proficiency, ranked #457 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 246 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 $588 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (median comp): $111,892
• List price: $85,000
• Delta: -24.03%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5167 Apache Trl	0.16mi	2/1.5	1,056 (+1%)	0mo	$125,875	$119	89
5050 Navajo Trail Trl	0.07mi	3/2.0 (+1)	1,150 (+10%)	9mo	$175,000	$152	64
5210 Navajo Trl	0.13mi	2/2.0	924 (-12%)	15mo	$27,000	$29	58
1873 Mina Rd	0.73mi	2/1.0	1,100 (+5%)	8mo	$45,000	$41	51
619 Eola Rd	0.73mi	2/1.0	1,152 (+10%)	1mo	$179,900	$156	49
1760 Janet St	0.63mi	3/1.5 (+1)	1,147 (+9%)	5mo	$37,500	$33	44
1724 Edwin Rd	0.51mi	3/2.0 (+1)	1,144 (+9%)	14mo	$135,000	$118	40

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-5,471
• Equity at exit: $12,674

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $6,038
• Equity at exit: $7,349

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 48625

• Home prices YoY: -25.5%
• Active inventory: 246
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $130

Break-even live

Break-even rent $797

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $178	-5% $154	+0% $130	+5% $106	+10% $82
Rent	-10% $54	-5% $92	+0% $130	+5% $168	+10% $206
Rate	-1.0pp $173	-0.5pp $151	base $130	+0.5pp $108	+1.0pp $85

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 17 events

1. 2026-06-21
   days on market $85,000 Active 53 DOM
2. 2026-06-18
   days on market $85,000 Active 51 DOM
3. 2026-06-17
   days on market $85,000 Active 50 DOM
4. 2026-06-16
   days on market $85,000 Active 49 DOM
5. 2026-06-15
   days on market $85,000 Active 48 DOM
6. 2026-06-13
   days on market $85,000 Active 46 DOM
7. 2026-06-12
   days on market $85,000 Active 45 DOM
8. 2026-06-09
   days on market $85,000 Active 42 DOM
9. 2026-06-08
   days on market $85,000 Active 41 DOM
10. 2026-06-07
    days on market $85,000 Active 40 DOM
11. 2026-06-07
    days on market $85,000 Active 39 DOM
12. 2026-06-04
    days on market $85,000 Active 36 DOM
13. 2026-06-02
    days on market $85,000 Active 35 DOM
14. 2026-06-01
    days on market $85,000 Active 34 DOM
15. 2026-05-31
    days on market $85,000 Active 33 DOM
16. 2026-05-31
    days on market $85,000 Active 32 DOM
17. 2026-04-28
    listed $99,000 Active 1060-char remark

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/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: $11,529
• − Mortgage interest: −$4,761
• − Property taxes: −$1,778
• − Insurance: −$425
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,473
• Taxable income: $248
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $1,497/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: Harrison Community Schools
• NCES district ID: 2617820
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $30,377
• Composite: 18.07/100
• National rank: #8977
• State rank: #457 of 540 in MI

Livability — Hayes

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

Census & demographics

• Population (ZIP): 12,939

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 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: ▼ -80.38%
• Current HPI: 234.9586
• 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

-14.1% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $85,000 MiRealSource-MiMLS
• 2026-04-28 Listed $99,000 MiRealSource-MiMLS

Property tax history

+5.2%/yr

Latest (2025): $1,778 · +3.0% YoY. Source: county tax records.