536 Swan Creek Ct · Kimball, MI 48074

$129,900

3 bd · 1.0 ba · 1,882 sqft · SingleFamily public records · 30 Days on market

Built 2001 Est $124k · at est.

---

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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• ARV discount +5.4/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakes, what a beautiful Community! Laid out around a gorgeous pond. Includes swimming pool, child's play area and community center. Also room to park your motor home, etc. (Amenities do have a cost) This 3 bedroom, 2 bath, 1882 sq. ft in beautiful condition, all drywalled with raised ceilings and new skylights. Formal Dining room and Breakfast nook. Formal living room plus very spacious Family room with gas fireplace New roof as well, covered parking and shed. Home is situated next to vacant lot, backs up to creek and Wadhams/Avoca Trail. The kitchen is open to family room/with gas fireplace, and all appliances in home remain, exc for freezer. Home has been freshly power washed and has a very easy flow-through, open floorplan. This park is located a short distance outside of Wadhams so is easily reachable from both I-94 and I-69. Homes in this community sell quickly so don't miss your chance. Also close to Blue Water International Bridges accessing all of Canada.

Key facts

• Gorgeous pond
• Community center
• Child's play area

Tags

• GORGEOUS POND
• SWIMMING POOL
• CHILD'S PLAY AREA
• COMMUNITY CENTER
• ROOM TO PARK MOTOR HOME
• NEW ROOF

Property features AI

Finance

• Other: Located in THE LAKES subdivision (cross streets Lakes Dr. / Bush Lake Ln)
• HOA & community: Homeowners association with monthly fees; Community amenities: clubhouse, fitness center, pool, park, playground, maintenance of grounds, street lights

Exterior

• Parking: Covered parking; Direct access; Lighted and paved parking; Carport; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One-level; Vinyl siding; Has a view
• Construction: Vinyl siding construction; Pillar/post/pier foundation
• Exterior features: Private entrance; Deck; Porch; Pond on the property; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven/Range; Refrigerator; Gas water heater
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; High-speed internet; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $124,212
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Swan Creek Ct	0.18mi	3/2.0	1,882 (0%)	3mo	$125,000	$66	85
504 Bush Lake Ln	0.15mi	3/2.0	1,782 (-5%)	1mo	$76,000	$43	79
599 Trout Lake Ct	0.25mi	3/2.0	1,860 (-1%)	6mo	$75,000	$40	77
561 Bear Lk	0.10mi	3/2.0	1,680 (-11%)	8mo	$124,900	$74	67
6140 S Branch Ln	0.31mi	3/2.0	1,680 (-11%)	4mo	$113,900	$68	60
2754 E Lake Dr	0.48mi	3/2.5	1,926 (+2%)	14mo	$385,000	$200	56
586 Huff Lk	0.22mi	3/2.0	1,680 (-11%)	20mo	$90,000	$54	51

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,897
• Equity at exit: $19,369

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $7,959
• Equity at exit: $11,231

Cash invested: $36,372 (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 48074

• Home prices YoY: -23.9%
• Active inventory: 68
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $190

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 81%

Sensitivity live

Price	-10% $280	-5% $235	+0% $190	+5% $146	+10% $101
Rent	-10% $82	-5% $136	+0% $190	+5% $245	+10% $299
Rate	-1.0pp $256	-0.5pp $224	base $190	+0.5pp $157	+1.0pp $123

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 30 DOM
2. 2026-06-17
   days on market $129,900 Active 29 DOM
3. 2026-06-16
   days on market $129,900 Active 28 DOM
4. 2026-06-15
   days on market $129,900 Active 27 DOM
5. 2026-06-13
   days on market $129,900 Active 25 DOM
6. 2026-06-13
   days on market $129,900 Active 24 DOM
7. 2026-06-09
   days on market $129,900 Active 21 DOM
8. 2026-06-08
   days on market $129,900 Active 20 DOM
9. 2026-06-07
   days on market $129,900 Active 19 DOM
10. 2026-06-04
    days on market $129,900 Active 16 DOM
11. 2026-06-03
    days on market $129,900 Active 15 DOM
12. 2026-06-02
    days on market $129,900 Active 14 DOM
13. 2026-06-01
    days on market $129,900 Active 13 DOM
14. 2026-06-01
    price $129,900 Active 12 DOM
15. 2026-05-31
    days on market $139,900 Active 12 DOM
16. 2026-05-19
    listed $139,900 Active 982-char remark

    Show marketing remark (982 chars)

    The Lakes, what a beautiful Community! Laid out around a gorgeous pond. Includes swimming pool, child's play area and community center. Also room to park your motor home, etc. (Amenities do have a cost) This 3 bedroom, 2 bath, 1882 sq. ft in beautiful condition, all drywalled with raised ceilings and new skylights. Formal Dining room and Breakfast nook. Formal living room plus very spacious Family room with gas fireplace New roof as well, covered parking and shed. Home is situated next to vacant lot, backs up to creek and Wadhams/Avoca Trail. The kitchen is open to family room/with gas fireplace, and all appliances in home remain, exc for freezer. Home has been freshly power washed and has a very easy flow-through, open floorplan. This park is located a short distance outside of Wadhams so is easily reachable from both I-94 and I-69. Homes in this community sell quickly so don't miss your chance. Also close to Blue Water International Bridges accessing all of Canada.

17. 2026-05-19
    listed $139,900 Active

    Show marketing remark (982 chars)

    The Lakes, what a beautiful Community! Laid out around a gorgeous pond. Includes swimming pool, child's play area and community center. Also room to park your motor home, etc. (Amenities do have a cost) This 3 bedroom, 2 bath, 1882 sq. ft in beautiful condition, all drywalled with raised ceilings and new skylights. Formal Dining room and Breakfast nook. Formal living room plus very spacious Family room with gas fireplace New roof as well, covered parking and shed. Home is situated next to vacant lot, backs up to creek and Wadhams/Avoca Trail. The kitchen is open to family room/with gas fireplace, and all appliances in home remain, exc for freezer. Home has been freshly power washed and has a very easy flow-through, open floorplan. This park is located a short distance outside of Wadhams so is easily reachable from both I-94 and I-69. Homes in this community sell quickly so don't miss your chance. Also close to Blue Water International Bridges accessing all of Canada.

ⓘ 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: $16,530
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,779
• Taxable income: $231
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,230/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: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 of 540 in MI

Livability — Kimball

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

Census & demographics

• Population (ZIP): 9,617

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 12% Lithuanian 6% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.46%
• Current HPI: 185.633
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $139,900 REALCOMP
• 2026-05-19 Listed $139,900 MiRealSource-MiMLS

Property tax history

+0.4%/yr

Latest (2025): $147 · +3.1% YoY. Source: county tax records.