1197 Pineview Rd · Harrison, MI 48625

$69,900

1 bd · 1.0 ba · 420 sqft · SingleFamily · 25 Days on market

Built 1963 0.85 ac lot

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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 +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Older mobile home on 3 lots with access to Long Lake. Bringman's Sub has a dedicated beach for property owners to use on All-Sports, Long Lake. The mobile home could be used while building your dream home then remove the mobile. Home being sold as is with no repairs.

Key facts

• Access to long lake
• 0.85 acre lot
• Built 1963

Tags

• ACCESS TO LONG LAKE

Property features AI

Exterior

• Utilities: Private well water; Septic system; Electricity connected; Propane tank owned; Cable available; DSL internet available
• Home design: Residential single-story manufactured home; Single-wide unit (manufactured before 1976); Built in 1963
• Construction: Metal siding construction; Piers foundation
• Exterior features: Metal siding; All-sports lake access and beach access; Road frontage; Approximately 0.85 acre lot; Frontage of about 369 feet; City/county and gravel roads

Interior

• Kitchen: Microwave; Range/Oven; Refrigerator; Kitchen on the main level (approx. 10 x 10)
• Bedrooms: Primary bedroom on the main level (10 x 10)
• Bathrooms: One full bathroom on the main level (approx. 6 x 6)
• Heating & cooling: Forced air heating; LP/Propane gas fuel; Electric water heater; 100 Amp electrical service with circuit breakers
• Interior features: Wood stove fireplace; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($768 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.9% in Harrison — 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 65/100 on livability (#471 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime A-; Watch: schools D, amenities F, commute F.
• 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,222
• Equity at exit: $10,422

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $17,128
• Equity at exit: $6,044

Cash invested: $19,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$13 /mo · $161/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $198

Break-even live

Break-even rent $518

Max offer price $69,900

Occupancy floor 69%

Sensitivity live

Price	-10% $237	-5% $217	+0% $198	+5% $178	+10% $158
Rent	-10% $137	-5% $167	+0% $198	+5% $228	+10% $258
Rate	-1.0pp $233	-0.5pp $215	base $198	+0.5pp $179	+1.0pp $161

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $69,900 Active 25 DOM
2. 2026-06-18
   days on market $69,900 Active 23 DOM
3. 2026-06-17
   days on market $69,900 Active 22 DOM
4. 2026-06-16
   days on market $69,900 Active 21 DOM
5. 2026-06-15
   days on market $69,900 Active 20 DOM
6. 2026-06-13
   days on market $69,900 Active 18 DOM
7. 2026-06-12
   days on market $69,900 Active 17 DOM
8. 2026-06-09
   days on market $69,900 Active 14 DOM
9. 2026-06-08
   days on market $69,900 Active 13 DOM
10. 2026-06-07
    days on market $69,900 Active 12 DOM
11. 2026-06-07
    days on market $69,900 Active 11 DOM
12. 2026-06-04
    days on market $69,900 Active 8 DOM
13. 2026-06-02
    days on market $69,900 Active 7 DOM
14. 2026-06-01
    days on market $69,900 Active 6 DOM
15. 2026-05-31
    days on market $69,900 Active 5 DOM
16. 2026-05-31
    days on market $69,900 Active 4 DOM
17. 2026-05-22
    listed $69,900 Active

ⓘ 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: $161 · $13/mo
• Projected year-2 tax: $619 · $52/mo
• Expected delta: +$458/yr (+$38/mo · 283.8%)

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

Taxation est. · year 1

• Rental income: $9,215
• − Mortgage interest: −$3,915
• − Property taxes: −$161
• − Insurance: −$350
• − Repairs & maintenance: −$737
• − Management: −$737
• − Depreciation: −$2,033
• Taxable income: $1,281
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,063/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 — Harrison

• Score: 65/100
• State rank: #471
• US rank: #13368

Category grades

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

Schools grade is shown separately in the Schools card above.

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

1 event — show timeline

• 2026-05-22 Listed $69,900 MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2023): $161 · +29.4% YoY. Source: county tax records.