Clayton Thrill Zero Energy Ready Home Plan · North Branch, MI 48461

$87,220

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 808 Days on market

Good condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the convenience of a 3-bedroom split floor plan starter home with energy-efficient appliances, island with dining room area and sliding patio doors offering loads of natural light. The private primary bedroom with tub shower combo, and large walk-in closet. The Clayton TRU Thrill home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility costs. Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $81,000, 10.55 APR, $2999 Down or Down Payment Amount, 360 payments of $1,261, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

Key facts

• Listed 807 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.6% in North Branch — 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 67/100 on livability (#393 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• North Branch Area Schools (rural): math 37% / reading 49% proficiency, ranked #163 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 152 units permitted in Lapeer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $603 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lapeer County population projected at -10% 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 808 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $76,753 (12.0% below list)

Questions for the listing agent

1. It's been on market 808 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.28%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $19,953
• Equity at exit: $13,005

10-year hold

• IRR: 28.3%
• Equity multiple: 3.51×
• Total profit: $61,326
• Equity at exit: $7,541

Cash invested: $24,422 (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 48461

• Home prices YoY: -33.3%
• Active inventory: 48
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$457
• Tax est. 1.5%: −$109 /mo · $1,308/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $535

Break-even live

Break-even rent $763

Max offer price $87,220

Occupancy floor 58%

Sensitivity live

Price	-10% $595	-5% $565	+0% $535	+5% $505	+10% $475
Rent	-10% $421	-5% $478	+0% $535	+5% $592	+10% $649
Rate	-1.0pp $579	-0.5pp $557	base $535	+0.5pp $512	+1.0pp $489

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: $21,805
• Closing costs: $2,617
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Lydia Blvd North Branch, MI	3.0	2.0	1456	$1,440	$0.99	0d	2	0.04mi

Listing history 16 events

1. 2026-06-21
   days on market $87,220 Active 808 DOM
2. 2026-06-18
   days on market $87,220 Active 805 DOM
3. 2026-06-17
   days on market $87,220 Active 804 DOM
4. 2026-06-16
   days on market $87,220 Active 803 DOM
5. 2026-06-15
   days on market $87,220 Active 802 DOM
6. 2026-06-13
   days on market $87,220 Active 800 DOM
7. 2026-06-13
   days on market $87,220 Active 799 DOM
8. 2026-06-09
   days on market $87,220 Active 796 DOM
9. 2026-06-08
   days on market $87,220 Active 795 DOM
10. 2026-06-07
    days on market $87,220 Active 794 DOM
11. 2026-06-04
    days on market $87,220 Active 791 DOM
12. 2026-06-03
    days on market $87,220 Active 790 DOM
13. 2026-06-02
    days on market $87,220 Active 789 DOM
14. 2026-06-01
    days on market $87,220 Active 788 DOM
15. 2026-05-31
    days on market $87,220 Active 787 DOM
16. 2024-04-04
    listed $87,220 Active 998-char remark

    Show marketing remark (998 chars)

    Enjoy the convenience of a 3-bedroom split floor plan starter home with energy-efficient appliances, island with dining room area and sliding patio doors offering loads of natural light. The private primary bedroom with tub shower combo, and large walk-in closet. The Clayton TRU Thrill home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility costs. Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $81,000, 10.55 APR, $2999 Down or Down Payment Amount, 360 payments of $1,261, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

ⓘ 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: $17,280
• − Mortgage interest: −$4,886
• − Property taxes: −$1,308
• − Insurance: −$436
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,537
• Taxable income: $5,348
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $5,135/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and a good layout. It has potential for further updates to increase its value.

Value-add opportunities

• Both paint the interior walls — neutral paint can make the home feel smaller
• Both install new flooring in the bathrooms — new flooring can improve the look and feel of the bathrooms
• Both install new lighting fixtures — new lighting can improve the ambiance and energy efficiency
• Both install new window treatments — new window treatments can improve the look and energy efficiency
• Both install new kitchen appliances — new appliances can improve the look and functionality of the kitchen

Renovation cost estimate screening

Value-add ROI direction

• Both paint the interior walls — neutral paint can make the home feel smaller ↑
• Both install new flooring in the bathrooms — new flooring can improve the look and feel of the bathrooms ↑
• Both install new lighting fixtures — new lighting can improve the ambiance and energy efficiency ↑
• Both install new window treatments — new window treatments can improve the look and energy efficiency ↑
• Both install new kitchen appliances — new appliances can improve the look and functionality of the kitchen ↑

ⓘ 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: North Branch Area Schools
• NCES district ID: 2625680
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $52,914
• Composite: 37.22/100
• National rank: #4465
• State rank: #163 of 540 in MI

Livability — North Branch

• Score: 67/100
• State rank: #393
• US rank: #10591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Branch, MI
• Population (ZIP): 8,256

Population outlook (Lapeer County) Hauer SSP2

• Today (2025): 89,826 people
• By 2030: 89,535 · -0.3%
• By 2040: 86,695 · -3.5%
• By 2050: 80,566 · -10.3%
• By 2075: 65,783 · -26.8%
• By 2100: 46,584 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lapeer

• 2024 margin: Solid R (+39.8) · D 29.5% · R 69.3% · Other 1.3%
• 2008→2024 swing: -36.8pp toward R · 2008: -3.0pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+36.3 2016: R+38.3 2012: R+11.5 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.79%
• Current HPI: 230.1752
• 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

1 event — show timeline

• 2024-04-04 Listed $87,220 Zillow