607 Parkview Pl · Clio, MI 48420

$34,900

3 bd · 2.0 ba · 1,546 sqft · SingleFamily · 78 Days on market

Built 1986 Fair condition 6,534 sqft lot $23/sqft · 75% below area $658/mo HOA · 51% of rent ↓ 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 +29.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated master suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

Key facts

• Scenic view
• Luxury vinyl plank
• Plush carpet

Tags

• SUNROOM
• DECK
• SCENIC VIEW
• NATURAL WOOD BURNING FIREPLACE
• LUXURY VINYL PLANK
• PLUSH CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.7% in Clio — 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 69/100 on livability (#332 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B+; Watch: schools D+, amenities F, commute F.
• Clio Area School District (suburban): math 27% / reading 44% proficiency, ranked #269 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $10k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.73% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 2.2

CMA / ARV

• ARV (median comp): $140,009
• List price: $34,900
• Delta: -75.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Park Vw	0.20mi	3/2.0	1,612 (+4%)	14mo	$65,000	$40	72
421 Johnson St	0.54mi	4/2.0 (+1)	1,566 (+1%)	2mo	$185,000	$118	66
218 New St	0.50mi	3/2.0	1,606 (+4%)	8mo	$114,500	$71	63
121 Loomis Ave	0.36mi	2/1.0 (-1)	1,410 (-9%)	1mo	$140,000	$99	59
129 Bluff St	0.47mi	3/2.0	1,652 (+7%)	11mo	$127,000	$77	58
11065 Hickory Ln	0.69mi	3/2.0	1,456 (-6%)	2mo	$43,000	$30	56
324 Pine St	0.43mi	3/1.0	1,440 (-7%)	10mo	$175,000	$122	56
407 Center St	0.58mi	3/2.0	1,728 (+12%)	2mo	$224,900	$130	51
300 N Mill St	0.45mi	3/2.5	1,382 (-11%)	10mo	$235,000	$170	51
3239 Centennial Oak Ct	0.73mi	3/2.5	1,648 (+7%)	10mo	$295,000	$179	45
617 Center St	0.73mi	3/2.0	1,386 (-10%)	5mo	$177,000	$128	44
520 Clarion St	0.74mi	3/1.0	1,663 (+8%)	5mo	$207,000	$124	44

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: 7.5%
• Equity multiple: 1.30×
• Total profit: $2,913
• Equity at exit: $5,204

10-year hold

• IRR: 17.6%
• Equity multiple: 2.51×
• Total profit: $14,747
• Equity at exit: $3,018

Cash invested: $9,772 (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 48420

• Active inventory: 148
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$658
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $128

Break-even live

Break-even rent $1,138

Max offer price $34,900

Occupancy floor 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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $658 · $7,896/yr
• Likely covers: watertrash

Listing history 16 events

1. 2026-05-11
   price $34,900 600-char remark

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

2. 2026-05-11
   price $34,900 601-char remark

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

3. 2026-05-11
   status Active

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

4. 2026-05-11
   status Active

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

5. 2026-05-11
   price $34,900

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

6. 2026-05-11
   price $34,900

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

7. 2026-05-11
   status Active 600-char remark

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

8. 2026-05-11
   status Active 601-char remark

   Show marketing remark (601 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

9. 2026-05-07
   status Pending

   Show marketing remark (600 chars)

   Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated master suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

10. 2026-05-07
    status Pending 600-char remark

    Show marketing remark (600 chars)

    Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated master suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

11. 2026-05-04
    status Pending

    Show marketing remark (601 chars)

    Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

12. 2026-05-04
    status Pending 601-char remark

    Show marketing remark (601 chars)

    Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

13. 2026-02-23
    listed $44,900 Active 600-char remark

    Show marketing remark (601 chars)

    Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

14. 2026-02-23
    listed $44,900 Active 601-char remark

    Show marketing remark (601 chars)

    Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

15. 2026-02-23
    listed $44,900 Active

    Show marketing remark (601 chars)

    Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

16. 2026-02-23
    listed $44,900 Active

    Show marketing remark (601 chars)

    Welcome to Park Place in Clio! A 55 and older community nestled in downtown Clio along the Pine Run creek offers leisure and quiet place to enjoy your time. This home has many features including a sunroom and deck overlooking a scenic view. When the days are cold enjoy the natural wood burning fireplace. Floor coverings include luxury vinyl plank and plush carpet. 3 bedroom 2 bath with updated primary suite shower and a spacious walk in closet. In this community you own the home while renting the lot. Water and garbage is included with the monthly lot fee of $658. Appliances stay with the home.

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

Taxation est. · year 1

• Rental income: $15,601
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − HOA: −$7,896
• − Depreciation: −$1,015
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $1,165/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires significant repairs to the roof and exterior siding, as well as routine maintenance to the exterior and landscaping. Painting the exterior and replacing the roof would significantly increase its resale value.

Repairs flagged

• Major roof — The independent aerial image shows visible wear and tear on the roof.
• Moderate exterior siding — The independent image shows the siding in need of attention, with some discoloration and wear visible.

Value-add opportunities

• Resale paint exterior — Painting the exterior can improve the home's curb appeal and make it more attractive to potential buyers.
• Resale replace roof — Replacing the roof can significantly increase the home's value and make it more attractive to potential buyers.
• Both landscaping — Landscaping can improve the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent aerial image shows visible wear and tear on the roof.	Major	$15,000–50,000
exterior siding · The independent image shows the siding in need of attention, with some discoloration and wear visible.	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale paint exterior — Painting the exterior can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale replace roof — Replacing the roof can significantly increase the home's value and make it more attractive to potential buyers. ↑
• Both landscaping — Landscaping can improve the home's curb appeal and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clio Area School District
• NCES district ID: 2610110
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $51,368
• Composite: 30.83/100
• National rank: #6134
• State rank: #269 of 540 in MI

Livability — Clio

• Score: 69/100
• State rank: #332
• US rank: #8154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clio, MI
• Population (ZIP): 21,213

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.27%
• Current HPI: 186.7816
• 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

-22.3% since first listed

16 events — show timeline

• 2026-05-11 Price Changed $34,900 MiRealSource-MiMLS
• 2026-05-11 Price Changed $34,900 MiRealSource-MiMLS
• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Price Changed $34,900 REALCOMP
• 2026-05-11 Price Changed $34,900 REALCOMP
• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-02-23 Listed $44,900 REALCOMP
• 2026-02-23 Listed $44,900 REALCOMP
• 2026-02-23 Listed $44,900 MiRealSource-MiMLS
• 2026-02-23 Listed $44,900 MiRealSource-MiMLS