6300 Marshall Dr · Clement, MI 48624

$80,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily · 8 Days on market

Built 1967 0.92 ac lot Est $146k · 45% 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
• 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 MLS

3 bedroom, 1 bath, Ranch, Fixer-Upper with 2 car detached garage. Property feature a full unfinished basement, over sized shed for additional storage, and close to an acre over 2 lots. View of Mud Lake from the yard and near Elk Lake and Indian Lake. Well need to be replaced. Cash only as-is.

Key facts

• Over sized shed
• View of mud lake
• 0.92 acre lot

Tags

• FULL UNFINISHED BASEMENT
• OVER SIZED SHED
• VIEW OF MUD LAKE

Property features AI

Finance

• Other: Listed by Gateway Brokerage
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation
• Exterior features: Private well water; Septic tank; Lot roughly 197 x 202 (about 0.92 acres); Subdivision: WALKER'S SUBDIVISION; Cross streets: Elk Lake Rd / Sulivan Dr

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); No central air conditioning
• Interior features: Crawl space and block basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $47k; list at $80k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1967 — 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: 2.70% ✓
• Cap rate: 24.83%
• Cash-on-cash: 66.22%
• DSCR: 3.95
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $145,728
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 Marshall Dr	0.00mi	3/1.0	1,104 (0%)	0mo	$65,000	$59	100
6248 Howard St	0.32mi	2/1.0 (-1)	1,112 (+1%)	10mo	$175,000	$157	70
6117 E Indian Lake Rd	0.65mi	3/2.0	1,176 (+6%)	8mo	$153,000	$130	48
6478 Tamrack St	0.40mi	2/1.0 (-1)	950 (-14%)	8mo	$125,000	$132	46

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: 65.5%
• Equity multiple: 3.94×
• Total profit: $65,750
• Equity at exit: $11,928

10-year hold

• IRR: 69.8%
• Equity multiple: 8.08×
• Total profit: $158,565
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,236

Break-even live

Break-even rent $599

Max offer price $80,000

Occupancy floor 38%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   statusdays on market $80,000 Pending 8 DOM
2. 2026-06-01
   days on market $80,000 Active 7 DOM
3. 2026-05-31
   days on market $80,000 Active 6 DOM
4. 2026-05-31
   days on market $80,000 Active 5 DOM
5. 2026-05-25
   listed $80,000 Active

   Show marketing remark (293 chars)

   3 bedroom, 1 bath, Ranch, Fixer-Upper with 2 car detached garage. Property feature a full unfinished basement, over sized shed for additional storage, and close to an acre over 2 lots. View of Mud Lake from the yard and near Elk Lake and Indian Lake. Well need to be replaced. Cash only as-is.

6. 2026-05-25
   listed $80,000 Active 293-char remark

   Show marketing remark (293 chars)

   3 bedroom, 1 bath, Ranch, Fixer-Upper with 2 car detached garage. Property feature a full unfinished basement, over sized shed for additional storage, and close to an acre over 2 lots. View of Mud Lake from the yard and near Elk Lake and Indian Lake. Well need to be replaced. Cash only as-is.

7. 2026-01-26
   soldstatus $47,000

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$495/yr (+$41/mo · 204.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $25,962
• − Mortgage interest: −$4,481
• − Property taxes: −$242
• − Insurance: −$400
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$2,327
• Taxable income: $14,358
• Est. tax owed @ 24.0%: −$3,446
• After-tax cash flow: $11,388/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

+70.2% since first listed

3 events — show timeline

• 2026-05-25 Listed $80,000 REALCOMP
• 2026-05-25 Listed $80,000 MiRealSource-MiMLS
• 2026-01-26 Sold (Public Records) $47,000 Public Records

Property tax history

-10.6%/yr

Latest (2024): $242 · +7.8% YoY. Source: county tax records.