4161 Pine St · Clement, MI 48624

$154,900

2 bd · 2.0 ba · 1,529 sqft · SingleFamily · 40 Days on market

Built 1999 0.35 ac lot $101/sqft · 21% below area Est $197k · 21% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Secord Lake Water Access across the street. Two bedrooms, two bath home move in ready. Natural gas furnace. Newly renovated fresh paint, flooring and carpet. Large great room with vaulted ceilings, overlooking the deck. Primary suite upstairs with 3/4 bathroom overlooking living room. Near thousands of acres of State Land for trail riding or hunting. Come on over an take a look.

Key facts

• Primary suite
• Vaulted ceilings
• Natural gas furnace

Tags

• SECORD LAKE WATER ACCESS
• NATURAL GAS FURNACE
• LARGE GREAT ROOM
• VAULTED CEILINGS
• PRIMARY SUITE

Property features AI

Exterior

• Parking: 3 or more parking spaces
• Utilities: Electricity connected; Internet (Spectrum); Shared private well; Septic system
• Home design: Residential property; 2-story structure; Built in 1999; Interior lake water access
• Construction: Crawl foundation
• Exterior features: Vinyl siding; Deck; Lake view; Lake/river privileges; Subdivision (platted)

Interior

• Kitchen: Kitchen on main level (approx. 15 x 8) with laminate flooring; Dishwasher
• Bedrooms: Main-level bedroom (13 x 10) with carpet; Upper-level bedroom (23 x 23) with carpet; First-floor bedroom
• Flooring: Carpet in primary living areas and bedrooms; Laminate in kitchen and laundry; Vinyl in bathrooms
• Bathrooms: Two full bathrooms; Main-level full bathroom with vinyl flooring (approx. 9 x 5); Upper-level full bathroom with vinyl flooring (approx. 8 x 5)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 9-foot (or higher) ceilings; First-floor full bathroom
• Laundry & utility: Main-level laundry room (approx. 11 x 7) with laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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.
• Current owner paid $86k; list at $155k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.38% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $196,945
• List price: $154,900
• Delta: -21.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1543 Loebrich Dr	0.24mi	3/2.0 (+1)	1,544 (+1%)	10mo	$344,500	$223	74
4166 Scott Ct	0.48mi	2/1.5	1,464 (-4%)	12mo	$320,000	$219	59
4100 N Three Rivers Rd	0.20mi	3/2.0 (+1)	1,300 (-15%)	15mo	$169,000	$130	48
4158 Scott Ct	0.52mi	3/2.0 (+1)	1,710 (+12%)	9mo	$307,000	$180	44
4289 Rose Ln	0.36mi	3/3.0 (+1)	1,758 (+15%)	12mo	$707,500	$402	39

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $14,196
• Equity at exit: $23,096

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $63,052
• Equity at exit: $13,393

Cash invested: $43,372 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 287
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $616

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 66%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $154,900 Active 40 DOM
2. 2026-06-17
   days on market $154,900 Active 39 DOM
3. 2026-06-16
   days on market $154,900 Active 38 DOM
4. 2026-06-15
   days on market $154,900 Active 37 DOM
5. 2026-06-13
   days on market $154,900 Active 35 DOM
6. 2026-06-12
   days on market $154,900 Active 34 DOM
7. 2026-06-09
   days on market $154,900 Active 31 DOM
8. 2026-06-08
   days on market $154,900 Active 30 DOM
9. 2026-06-07
   days on market $154,900 Active 29 DOM
10. 2026-06-07
    days on market $154,900 Active 28 DOM
11. 2026-06-04
    days on market $154,900 Active 25 DOM
12. 2026-06-02
    days on market $154,900 Active 24 DOM
13. 2026-06-01
    days on market $154,900 Active 23 DOM
14. 2026-05-31
    days on market $154,900 Active 22 DOM
15. 2026-05-31
    days on market $154,900 Active 21 DOM
16. 2026-05-08
    listed $154,900 Active 381-char remark
17. 2026-01-01
    historical
18. 2025-06-11
    listed $159,900 Active
19. 2025-06-02
    historical
20. 2025-01-03
    status Back on Market
21. 2024-12-31
    historical
22. 2024-10-09
    price $149,900
23. 2024-05-24
    listed $154,900 Active
24. 2024-01-01
    historical
25. 2023-07-19
    price $149,900
26. 2023-05-10
    listed $160,000 Active
27. 2014-03-04
    listed $43,900
28. 2013-09-14
    historical
29. 2013-03-10
    listed $54,900
30. 2012-06-25
    soldstatus $85,921
31. 2006-06-21
    soldstatus $110,000
32. 2004-02-13
    listed $119,000
33. 2004-02-13
    historical
34. 2003-08-19
    listed $139,900

ⓘ 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 2/10 Low
• 🌡 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: $25,625
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$4,506
• Taxable income: $5,244
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $6,139/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

+10.7% since first listed

19 events — show timeline

• 2026-05-08 Listed $154,900 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-11 Listed $159,900 MiRealSource-MiMLS
• 2025-06-02 Listing Removed — MiRealSource-MiMLS
• 2025-01-03 Relisted — MiRealSource-MiMLS
• 2024-12-31 Listing Removed — MiRealSource-MiMLS
• 2024-10-09 Price Changed $149,900 MiRealSource-MiMLS
• 2024-05-24 Listed $154,900 MiRealSource-MiMLS
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2023-07-19 Price Changed $149,900 MiRealSource-MiMLS
• 2023-05-10 Listed $160,000 MiRealSource-MiMLS
• 2014-03-04 Listed $43,900 MiRealSource-MiMLS
• 2013-09-14 Listing Removed — MiRealSource-MiMLS
• 2013-03-10 Listed $54,900 MiRealSource-MiMLS
• 2012-06-25 Sold (Public Records) $85,921 Public Records
• 2006-06-21 Sold (Public Records) $110,000 Public Records
• 2004-02-13 Listing Removed — MiRealSource-MiMLS
• 2004-02-13 Listed $119,000 MiRealSource-MiMLS
• 2003-08-19 Listed $139,900 MiRealSource-MiMLS

Property tax history

-15.2%/yr

Latest (2024): $286 · +7.8% YoY. Source: county tax records.