4175 Cherokee St · Clement, MI 48624

$107,500

3 bd · 1.0 ba · 1,512 sqft · SingleFamily · 29 Days on market

Built 1970 0.27 ac lot ↓ 6% 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 +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an Up North Getaway in a Great Recreational Area? This 3-bedroom, 1-bath singlewide home is 1 house off of All Sports Secord Lake. Handyman ready with 1512 sq ft floor plan with a large addition that needs some finishing. Spacious room sizes with an eat-in kitchen open to the living room. Newer family room off the living room with a roughed-in space for a full bath. Some plumbing has been completed, and a new full size tub is waiting to be installed. A patio door takes you out to the deck, with a large yard and a view of the lake. The pole barn holds the toys. An aluminum screen room on the roadside for mosquito free relaxing. The public boat launch and grass beach area are just

Key facts

• Patio door
• Newer family room
• Large yard

Tags

• LARGE ADDITION
• EAT-IN KITCHEN
• NEWER FAMILY ROOM
• ROUGHED-IN SPACE FOR BATH
• PATIO DOOR
• LARGE YARD

Property features AI

Exterior

• Parking: Detached 2-car garage; Additional parking for 3 or more vehicles
• Utilities: Electricity connected; Natural gas connected; Private drilled well; Septic system; Internet (Spectrum) available; Cable not to property
• Home design: Single-story manufactured home (single wide, manufactured before 1976); Built in 1970; Platted subdivision (Hiawatha Shores Resort), rural setting
• Construction: Piers foundation
• Exterior features: Aluminum exterior; Deck; Fenced yard; Pole barn/outbuilding; Road frontage; Rural view

Interior

• Kitchen: Eat-in kitchen (approx. 12 x 12); Range/Oven; Microwave; Refrigerator; Disposal
• Bedrooms: Three bedrooms located on the main level (approx. 22 x 11; 12 x 11; 11 wide)
• Bathrooms: One full bathroom on the main level (approx. 8 x 8)
• Heating & cooling: Forced air heating; Wall heat; Ceiling fan(s) for cooling; Natural gas fuel
• Interior features: Furnished; Family Room; Living Room; Eat-in Kitchen; First floor bedroom; Main floor full bathroom; Total of 6 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Branch-Rose City Area Schools (rural): math 27% / reading 43% proficiency, ranked #306 of 540 in MI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $105,887 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.79%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $331,128
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4166 Scott Ct	0.27mi	2/1.5 (-1)	1,464 (-3%)	12mo	$320,000	$219	65
1543 Loebrich Dr	0.46mi	3/2.0	1,544 (+2%)	10mo	$344,500	$223	63
4271 Rose Ln	0.16mi	4/3.0 (+1)	1,420 (-6%)	12mo	$655,000	$461	59
4158 Scott Ct	0.31mi	3/2.0	1,710 (+13%)	9mo	$307,000	$180	52
4100 N Three Rivers Rd	0.41mi	3/2.0	1,300 (-14%)	15mo	$169,000	$130	41

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: 33.8%
• Equity multiple: 2.43×
• Total profit: $42,978
• Equity at exit: $16,029

10-year hold

• IRR: 40.7%
• Equity multiple: 4.83×
• Total profit: $115,285
• Equity at exit: $9,295

Cash invested: $30,100 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 287
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$564
• Tax est. 1.5%: −$134 /mo · $1,612/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $948

Break-even live

Break-even rent $940

Max offer price $107,500

Occupancy floor 51%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $107,500 Active 29 DOM
2. 2026-06-17
   days on market $107,500 Active 28 DOM
3. 2026-06-16
   days on market $107,500 Active 27 DOM
4. 2026-06-15
   days on market $107,500 Active 26 DOM
5. 2026-06-13
   days on market $107,500 Active 24 DOM
6. 2026-06-12
   pricedays on market $107,500 Active 23 DOM
7. 2026-06-09
   days on market $112,500 Active 20 DOM
8. 2026-06-08
   days on market $112,500 Active 19 DOM
9. 2026-06-07
   days on market $112,500 Active 18 DOM
10. 2026-06-07
    days on market $112,500 Active 17 DOM
11. 2026-06-04
    days on market $112,500 Active 14 DOM
12. 2026-06-02
    days on market $112,500 Active 13 DOM
13. 2026-06-01
    days on market $112,500 Active 12 DOM
14. 2026-05-31
    days on market $112,500 Active 11 DOM
15. 2026-05-31
    days on market $112,500 Active 10 DOM
16. 2026-05-20
    listed $112,500 Active
17. 2025-12-22
    historical
18. 2025-12-22
    historical
19. 2025-07-21
    price $109,900
20. 2025-07-21
    price $109,900
21. 2025-06-27
    listed $120,000 Active
22. 2025-06-27
    listed $120,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,681
• − Mortgage interest: −$6,022
• − Property taxes: −$1,612
• − Insurance: −$538
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$3,127
• Taxable income: $10,273
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $8,908/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: West Branch-Rose City Area Schools
• NCES district ID: 2635850
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,145
• Composite: 29.15/100
• National rank: #6580
• State rank: #306 of 540 in MI

Livability — Clement

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

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

-6.2% since first listed

7 events — show timeline

• 2026-05-20 Listed $112,500 MiRealSource-MiMLS
• 2025-12-22 Listing Removed — REALCOMP
• 2025-12-22 Listing Removed — MiRealSource-MiMLS
• 2025-07-21 Price Changed $109,900 MiRealSource-MiMLS
• 2025-07-21 Price Changed $109,900 REALCOMP
• 2025-06-27 Listed $120,000 REALCOMP
• 2025-06-27 Listed $120,000 MiRealSource-MiMLS

Property tax history

-15.7%/yr

Latest (2024): $149 · +7.8% YoY. Source: county tax records.