26070 N Lake Dr · Harrison, MI 48036

$1,499

2 bd · 1.0 ba · 1,000 sqft · Condo · 2 Days on market

Built 1975 $165/mo HOA · 13% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this lakefront community condo with private access lakefront park. A water and natural lovers dream. Fantastic location with amenities second to none. This condo is 1000 square feet and is clean, quiet and ready for you to call home. 2 bedrooms 1 bathroom with an abundance of lake and canal views. This unit has washer and dryer included. Kitchen is roomy with all appliances including dishwasher. The layout flows well and boasts a large open space with covered balcony. Unit is accessible via front door and attached garage, attached garage offers extra space for storage as well. The community offers a privet park like area with spectacular views of the Lake. 12 month lease required, minimum credit score of 650 and verifiable income. All showings must be accompanied a licensed agent. BATVI

Key facts

• Covered balcony
• Roomy kitchen
• Large open space

Tags

• PRIVATE ACCESS LAKEFRONT PARK
• ABUNDANCE OF LAKE VIEWS
• WASHER AND DRYER INCLUDED
• ROOMY KITCHEN
• LARGE OPEN SPACE
• COVERED BALCONY

Property features AI

Finance

• Other: Located in the Lakeridge subdivision; cross streets Jefferson and Orchid
• HOA & community: Homeowners association with monthly fee of $165

Exterior

• Parking: Attached garage with direct access and garage door opener (1 garage space)
• Utilities: Public water; Public sewer
• Home design: One-story condominium; Residential condominium
• Construction: Aluminum siding, brick, and vinyl siding exterior; Slab foundation; Approximately 1,000 square feet above grade
• Exterior features: No pool; Pets allowed with restrictions (call for details; limits on number and size)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Seven total rooms; One full bathroom

🏷️ Possibly a rental listed for sale. The $1,499 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $1k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Cap rate 645.3% vs local median 2.2% 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.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 116 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10 of loan paydown is wiped out by about $45 of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $420 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 32y ago 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 $1,499

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 82.22% ✓
• Cap rate: 645.35%
• Cash-on-cash: 2282.33%
• DSCR: 102.55
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 122.20×
• Total profit: $50,869
• Equity at exit: $224

10-year hold

• IRR: —
• Equity multiple: 265.14×
• Total profit: $110,865
• Equity at exit: $130

Cash invested: $420 (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 48036

• Home prices YoY: -29.2%
• Rents YoY: 3.1%
• Active inventory: 116
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $22/yr
• Insurance: −$1
• HOA: −$165
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $798

Break-even live

Break-even rent $222

Max offer price $1,499

Occupancy floor 30%

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: $375
• Closing costs: $45
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26070 N Lake Dr Harrison Twp, MI	2.0	1.0	1000	$1,498	$1.50	1d	1	0.01mi
25199 Orchid St Unit 1 Harrison Township, MI	2.0	1.5	1100	$1,000	$0.91	20d	1	0.11mi
25169 Orchid St Harrison Twp, MI	2.0	1.5	1100	$1,000	$0.91	20d	1	0.14mi
35255 Brittany Park St Harrison Twp, MI	2.0	1.0–1.5	750	$1,165	$1.55	16d	1	0.59mi
25855 Ashby Dr Harrison Township, MI	2.0	2.0–2.5	1405	$2,180	$1.55	1d	3	0.88mi
25656 Maritime Cir N Harrison Twp, MI	2.0	2.0	1077	$1,650	$1.53	43d	1	1.11mi
25675 Maritime Cir N Harrison Twp, MI	2.0	2.5	1335	$1,800	$1.35	21d	1	1.11mi
36420 Union Lake Rd Harrison Twp, MI	1.0–2.0	1.0	850	$1,260	$1.48	1d	6	1.32mi
24646 N Elda Ct Harrison Twp, MI	1.0–2.0	1.0	700	$930	$1.33	43d	1	1.43mi
23243 15 Mile Rd Clinton Township, MI	1.0	1.0	700	$1,000	$1.43	10d	1	1.47mi
24382 Eastwood Village Ct Clinton Twp, MI	1.0–2.0	1.0	825	$1,460	$1.77	1d	7	1.49mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $1,499 Active 2 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,790
• − Mortgage interest: −$84
• − Property taxes: −$22
• − Insurance: −$7
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − HOA: −$1,980
• − Depreciation: −$44
• Taxable income: $10,286
• Est. tax owed @ 24.0%: −$2,469
• After-tax cash flow: $7,111/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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 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

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,538
• Household income: $70,071
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 514.0

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 21% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 13% Lithuanian 3% English 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.99%
• Current HPI: 270.9126
• Rent YoY: ▲ 3.12%
• Metro: Detroit-Warren-Dearborn, MI
• 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

-98.1% since first listed

39 events — show timeline

• 2026-06-05 Listed $1,499 REALCOMP
• 2026-06-05 Listed $1,499 MiRealSource-MiMLS
• 2026-05-10 Rental Removed $1,500 REALSOURCE
• 2026-05-09 Listed for Rent $1,500 REALSOURCE
• 2025-11-09 Listing Removed — REALCOMP
• 2025-11-09 Listing Removed — MiRealSource-MiMLS
• 2025-10-07 Price Changed $175,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $175,000 REALCOMP
• 2025-09-13 Listed $209,000 REALCOMP
• 2025-09-13 Listed $209,000 MiRealSource-MiMLS
• 2024-05-11 Rental Removed $1,300 APPFOLIO
• 2024-04-24 Price Changed $1,300 APPFOLIO
• 2024-04-12 Listed for Rent $1,400 APPFOLIO
• 2024-04-10 Rental Removed $1,540 APPFOLIO
• 2024-04-02 Listed for Rent $1,540 APPFOLIO
• 2024-03-01 Sold (MLS) $165,000 REALCOMP
• 2024-01-15 Listed $169,900 REALCOMP
• 2012-03-23 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2010-11-15 Listing Removed — MiRealSource-MiMLS
• 2010-11-10 Listed $44,900 MiRealSource-MiMLS
• 2010-07-14 Listing Removed — MiRealSource-MiMLS
• 2009-08-13 Listed $44,900 MiRealSource-MiMLS
• 2009-07-31 Listing Removed — MiRealSource-MiMLS
• 2009-07-30 Listing Removed — REALCOMP
• 2009-01-20 Listed $124,900 REALCOMP
• 2009-01-20 Listed $124,900 MiRealSource-MiMLS
• 2006-03-23 Listing Removed — MiRealSource-MiMLS
• 2006-03-14 Listing Removed — MiRealSource-MiMLS
• 2006-03-14 Listed $134,800 MiRealSource-MiMLS
• 2005-11-19 Listed $139,900 MiRealSource-MiMLS
• 2004-04-06 Sold (MLS) $122,500 MiRealSource-MiMLS
• 2004-03-11 Listing Removed — MiRealSource-MiMLS
• 2004-02-11 Listed $122,500 MiRealSource-MiMLS
• 1999-06-17 Sold (MLS) $87,000 MiRealSource-MiMLS
• 1999-05-05 Listing Removed — MiRealSource-MiMLS
• 1999-01-26 Listed $94,500 MiRealSource-MiMLS
• 1994-07-08 Listing Removed — MiRealSource-MiMLS
• 1994-07-06 Sold (MLS) $75,000 MiRealSource-MiMLS
• 1994-05-28 Listed $78,500 MiRealSource-MiMLS