11980 E S Gratiot County Line Rd · Duplain, MI 48831

$80,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily · 87 Days on market

Built 2002 Fair condition 1.29 ac lot $80/sqft · 44% below area Est $143k · 44% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11980 E Gratiot Rd, where your country canvas awaits. Dream big on 1.29 acres in Elsie! This 3-bedroom, 1-bath manufactured home is a true blank canvas, ready for someone with vision and a little sweat equity to transform it into a one-of-a-kind country retreat. Imagine mornings on your deck, evenings under wide-open skies, and endless possibilities for gardening, outdoor projects, or expanding the home to fit your lifestyle. The property offers a solid starting point, a spacious lot, and unlimited potential, it's all about your creativity and personal touch. This isn't just a home, it's an opportunity to create your own slice of country living. Bring your ideas, roll up your sleeves, and turn this property into something truly special.

Key facts

• Spacious lot
• 1.29 acres
• Unlimited potential

Tags

• 1.29 ACRES
• SPACIOUS LOT
• ENDLESS POSSIBILITIES
• UNLIMITED POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% 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.
• Ovid-Elsie Area Schools (rural): math 33% / reading 46% proficiency, ranked #214 of 540 in MI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 154 units permitted in Clinton 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $80k implies a 484% gain — meaningful room to come down on a strong offer.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $143,138
• List price: $80,000
• Delta: -44.11%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8675 N Meridian Rd	0.69mi	2/1.0 (-1)	1,124 (+12%)	18mo	$135,000	$120	25

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,045
• Equity at exit: $11,928

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $23,309
• 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 48831

• Home prices YoY: -4.3%
• Active inventory: 15
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $251

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 70%

Sensitivity live

Price	-10% $306	-5% $279	+0% $251	+5% $223	+10% $196
Rent	-10% $171	-5% $211	+0% $251	+5% $291	+10% $332
Rate	-1.0pp $291	-0.5pp $271	base $251	+0.5pp $230	+1.0pp $209

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 23 events

1. 2026-06-21
   days on market $80,000 Active 87 DOM
2. 2026-06-18
   days on market $80,000 Active 85 DOM
3. 2026-06-17
   days on market $80,000 Active 84 DOM
4. 2026-06-16
   days on market $80,000 Active 83 DOM
5. 2026-06-15
   days on market $80,000 Active 82 DOM
6. 2026-06-13
   pricedays on market $80,000 Active 80 DOM
7. 2026-06-12
   statusdays on market $99,000 Active 79 DOM
8. 2026-06-09
   days on market $99,000 Active Under Contract 76 DOM
9. 2026-06-08
   days on market $99,000 Active Under Contract 75 DOM
10. 2026-06-07
    days on market $99,000 Active Under Contract 74 DOM
11. 2026-06-05
    days on market $99,000 Active Under Contract 72 DOM
12. 2026-06-04
    days on market $99,000 Active Under Contract 70 DOM
13. 2026-06-02
    days on market $99,000 Active Under Contract 69 DOM
14. 2026-06-01
    status $99,000 Active Under Contract 68 DOM
15. 2026-06-01
    days on market $99,000 Active 68 DOM
16. 2026-05-31
    days on market $99,000 Active 67 DOM
17. 2026-05-31
    days on market $99,000 Active 66 DOM
18. 2026-03-25
    listed $99,000 Active 758-char remark

    Show marketing remark (757 chars)

    Welcome to 11980 E Gratiot Rd, where your country canvas awaits. Dream big on 1.29 acres in Elsie! This 3-bedroom, 1-bath manufactured home is a true blank canvas, ready for someone with vision and a little sweat equity to transform it into a one-of-a-kind country retreat. Imagine mornings on your deck, evenings under wide-open skies, and endless possibilities for gardening, outdoor projects, or expanding the home to fit your lifestyle. The property offers a solid starting point, a spacious lot, and unlimited potential, it's all about your creativity and personal touch. This isn't just a home, it's an opportunity to create your own slice of country living. Bring your ideas, roll up your sleeves, and turn this property into something truly special.

19. 2026-03-25
    listed $99,000 Active 757-char remark

    Show marketing remark (757 chars)

    Welcome to 11980 E Gratiot Rd, where your country canvas awaits. Dream big on 1.29 acres in Elsie! This 3-bedroom, 1-bath manufactured home is a true blank canvas, ready for someone with vision and a little sweat equity to transform it into a one-of-a-kind country retreat. Imagine mornings on your deck, evenings under wide-open skies, and endless possibilities for gardening, outdoor projects, or expanding the home to fit your lifestyle. The property offers a solid starting point, a spacious lot, and unlimited potential, it's all about your creativity and personal touch. This isn't just a home, it's an opportunity to create your own slice of country living. Bring your ideas, roll up your sleeves, and turn this property into something truly special.

20. 2026-01-13
    historical
21. 2025-12-12
    listed $120,000 Active
22. 2018-04-25
    soldstatus $13,700
23. 2018-03-05
    listed $19,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,212
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,327
• Taxable income: $1,850
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $2,569/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

Fair 45/100 Extensive rehab

This property is in the process of extensive renovation, with exposed subfloor, cabinets, and walls in the kitchen and bath areas. The home has significant potential for increased value through updates to the interior and exterior.

Repairs flagged

• Major Exposed subfloor — Exposed subfloor in kitchen, bath, and exterior
• Major Exposed cabinets — Exposed cabinets in kitchen
• Major Exposed walls — Exposed walls in kitchen, bath, and exterior

Value-add opportunities

• Resale Paint and refinish kitchen cabinets — Updated cabinets improve aesthetics and functionality
• Resale Replace flooring with hardwood or laminate — Updated flooring enhances curb appeal and durability
• Resale Paint interior walls and trim — Updated paint improves aesthetics and can increase home value
• Resale Install new windows — New windows improve energy efficiency and curb appeal
• Both Replace HVAC system — New HVAC system improves comfort and energy efficiency
• Both Landscaping and curb appeal — Landscaping enhances curb appeal and can increase home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Exposed subfloor in kitchen, bath, and exterior	Major	$15,000–50,000
Exposed cabinets · Exposed cabinets in kitchen	Major	$15,000–50,000
Exposed walls · Exposed walls in kitchen, bath, and exterior	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint and refinish kitchen cabinets — Updated cabinets improve aesthetics and functionality ↑
• Resale Replace flooring with hardwood or laminate — Updated flooring enhances curb appeal and durability ↑
• Resale Paint interior walls and trim — Updated paint improves aesthetics and can increase home value ↑
• Resale Install new windows — New windows improve energy efficiency and curb appeal ↑
• Both Replace HVAC system — New HVAC system improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Landscaping enhances curb appeal and can increase home value ↑

ⓘ 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: Ovid-Elsie Area Schools
• NCES district ID: 2627150
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 46% ▼ -17.00%
• Median HH income: $50,398
• Composite: 34.07/100
• National rank: #5298
• State rank: #214 of 540 in MI

Livability — Duplain

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

Census & demographics

• Population (ZIP): 3,282

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.73%
• Current HPI: 280.5818
• 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

+397.5% since first listed

6 events — show timeline

• 2026-03-25 Listed $99,000 REALCOMP
• 2026-03-25 Listed $99,000 Greater Lansing AoR
• 2026-01-13 Listing Removed — REALCOMP
• 2025-12-12 Listed $120,000 REALCOMP
• 2018-04-25 Sold (MLS) $13,700 REALCOMP
• 2018-03-05 Listed $19,900 REALCOMP