1075 Eddie Dr · Auburn, MI 48611

$235,000

4 bd · 1.5 ba · 1,434 sqft · Manufactured public records · 4 Days on market

Built 1976 0.29 ac lot

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Why this score? — see what drove the F 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 +10.3/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest and Best offers due 5/4 by 5 p. m. Easy living on Eddie Drive! This 4-bedroom, 1.5-bath ranch has the space you've been looking for inside and out! With 1,478 square feet, there's plenty of room to spread out, plus a partially finished, insulated basement that's perfect for a hangout space, home office, or whatever fits your lifestyle. Sitting on a large lot, the backyard is ready for summer with an above-ground pool and lots of space to relax, entertain, or let pets and kids play. The 2-car garage adds extra convenience for storage and everyday living. Located just minutes from town, you'll love how close you are to shopping, schools, and major employers while still enjoying a little extra breathing room at home. If you're looking for a comfortable, turn-key home in a great location, this one is definitely worth a look.

Key facts

• 0.29 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Public maintained paved road; Lot dimensions approximately 90 x 142 (0.29 acres); Subdivision: WALTERS SUB; Cross streets: Garfield Road / W Midland Road
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Garage faces side
• Utilities: Private well water; Public sewer and septic tank (both listed)
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation; Above-grade finished area and below-grade finished area reported
• Exterior features: Deck; Above-ground pool; Shed(s)

Interior

• Kitchen: No kitchen appliance list provided beyond general appliances
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Gas water heater; Block basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (23.0% below list).
• Recommended offer: $181k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#210 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Bay City School District (urban): math 27% / reading 40% proficiency, ranked #317 of 540 in MI (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Auburn Elementary School (math 37% / reading 42%, grade F, #606 of 1,397 statewide, top 48%, 474 students, 46% FRL); Western Middle School (math 32% / reading 47%, grade F, #215 of 493 statewide, top 45%, 726 students, 36% FRL); Bay City Western High School (math 35% / reading 61%, grade D, #183 of 713 statewide, top 26%, 1,102 students, 29% FRL).
• Market conditions: 29 active listings in the ZIP; 39 units permitted in Bay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Bay County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $181,000 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 10.8

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-46,328
• Equity at exit: $35,039

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-50,997
• Equity at exit: $20,319

Cash invested: $65,800 (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 48611

• Active inventory: 29
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-129

Break-even live

Break-even rent $1,974

Max offer price $212,159

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-63	+0% $-129	+5% $-196	+10% $-262
Rent	-10% $-272	-5% $-201	+0% $-129	+5% $-58	+10% $14
Rate	-1.0pp $-11	-0.5pp $-70	base $-129	+0.5pp $-190	+1.0pp $-252

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-04
   status Pending 841-char remark

   Show marketing remark (841 chars)

   Highest and Best offers due 5/4 by 5 p. m. Easy living on Eddie Drive! This 4-bedroom, 1.5-bath ranch has the space you've been looking for inside and out! With 1,478 square feet, there's plenty of room to spread out, plus a partially finished, insulated basement that's perfect for a hangout space, home office, or whatever fits your lifestyle. Sitting on a large lot, the backyard is ready for summer with an above-ground pool and lots of space to relax, entertain, or let pets and kids play. The 2-car garage adds extra convenience for storage and everyday living. Located just minutes from town, you'll love how close you are to shopping, schools, and major employers while still enjoying a little extra breathing room at home. If you're looking for a comfortable, turn-key home in a great location, this one is definitely worth a look.

2. 2026-05-04
   status Pending 841-char remark

   Show marketing remark (841 chars)

   Highest and Best offers due 5/4 by 5 p. m. Easy living on Eddie Drive! This 4-bedroom, 1.5-bath ranch has the space you've been looking for inside and out! With 1,478 square feet, there's plenty of room to spread out, plus a partially finished, insulated basement that's perfect for a hangout space, home office, or whatever fits your lifestyle. Sitting on a large lot, the backyard is ready for summer with an above-ground pool and lots of space to relax, entertain, or let pets and kids play. The 2-car garage adds extra convenience for storage and everyday living. Located just minutes from town, you'll love how close you are to shopping, schools, and major employers while still enjoying a little extra breathing room at home. If you're looking for a comfortable, turn-key home in a great location, this one is definitely worth a look.

3. 2026-04-30
   listed $235,000 Active 841-char remark

   Show marketing remark (841 chars)

   Highest and Best offers due 5/4 by 5 p. m. Easy living on Eddie Drive! This 4-bedroom, 1.5-bath ranch has the space you've been looking for inside and out! With 1,478 square feet, there's plenty of room to spread out, plus a partially finished, insulated basement that's perfect for a hangout space, home office, or whatever fits your lifestyle. Sitting on a large lot, the backyard is ready for summer with an above-ground pool and lots of space to relax, entertain, or let pets and kids play. The 2-car garage adds extra convenience for storage and everyday living. Located just minutes from town, you'll love how close you are to shopping, schools, and major employers while still enjoying a little extra breathing room at home. If you're looking for a comfortable, turn-key home in a great location, this one is definitely worth a look.

4. 2026-04-30
   listed $235,000 Active 841-char remark

   Show marketing remark (841 chars)

   Highest and Best offers due 5/4 by 5 p. m. Easy living on Eddie Drive! This 4-bedroom, 1.5-bath ranch has the space you've been looking for inside and out! With 1,478 square feet, there's plenty of room to spread out, plus a partially finished, insulated basement that's perfect for a hangout space, home office, or whatever fits your lifestyle. Sitting on a large lot, the backyard is ready for summer with an above-ground pool and lots of space to relax, entertain, or let pets and kids play. The 2-car garage adds extra convenience for storage and everyday living. Located just minutes from town, you'll love how close you are to shopping, schools, and major employers while still enjoying a little extra breathing room at home. If you're looking for a comfortable, turn-key home in a great location, this one is definitely worth a look.

5. 2019-04-30
   soldstatus $140,000
6. 2018-04-25
   historical
7. 2009-11-12
   soldstatus $71,000
8. 2009-11-12
   soldstatus $71,000
9. 2009-11-12
   soldstatus $71,000
10. 2009-09-16
    listed $74,900
11. 2009-09-16
    listed $74,900
12. 2009-09-16
    listed $74,900
13. 2009-04-07
    listed $117,900
14. 2006-06-30
    soldstatus $108,000
15. 2006-06-30
    soldstatus $108,000
16. 2006-06-30
    soldstatus $108,000
17. 2005-03-14
    listed $105,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,747 · $229/mo
• Projected year-2 tax: $3,183 · $265/mo
• Expected delta: +$436/yr (+$36/mo · 15.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,720
• − Mortgage interest: −$13,164
• − Property taxes: −$2,747
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$6,836
• Taxable loss: −$5,677
• Est. tax savings @ 24.0%: +$1,363
• After-tax cash flow: $-189/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: Bay City School District
• NCES district ID: 2604260
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $43,833
• Composite: 28.47/100
• National rank: #6743
• State rank: #317 of 540 in MI

Livability — Auburn

• Score: 73/100
• State rank: #210
• US rank: #5234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,013

Population outlook (Bay County) Hauer SSP2

• Today (2025): 101,476 people
• By 2030: 98,152 · -3.3%
• By 2040: 89,711 · -11.6%
• By 2050: 80,614 · -20.6%
• By 2075: 60,544 · -40.3%
• By 2100: 41,603 · -59.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 25% Lithuanian 8% Portuguese 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Bay

• 2024 margin: R (+14.7) · D 42.0% · R 56.7% · Other 1.3%
• 2008→2024 swing: -30.0pp toward R · 2008: 15.3pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+11.6 2016: R+12.6 2012: D+6.0 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.70%
• Current HPI: 180.8023
• 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

+123.8% since first listed

19 events — show timeline

• 2026-06-12 Sold (MLS) $235,000 MiRealSource-MiMLS
• 2026-06-12 Sold (MLS) $235,000 REALCOMP
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-04-30 Listed $235,000 MiRealSource-MiMLS
• 2026-04-30 Listed $235,000 REALCOMP
• 2019-04-30 Sold (Public Records) $140,000 Public Records
• 2018-04-25 Listing Removed — MiRealSource-MiMLS
• 2009-11-12 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2009-11-12 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2009-11-12 Sold (MLS) $71,000 REALCOMP
• 2009-09-16 Listed $74,900 MiRealSource-MiMLS
• 2009-09-16 Listed $74,900 MiRealSource-MiMLS
• 2009-09-16 Listed $74,900 REALCOMP
• 2009-04-07 Listed $117,900 MiRealSource-MiMLS
• 2006-06-30 Sold (Public Records) $108,000 Public Records
• 2006-06-30 Sold (Public Records) $108,000 Public Records
• 2006-06-30 Sold (MLS) $108,000 MiRealSource-MiMLS
• 2005-03-14 Listed $105,000 MiRealSource-MiMLS

Property tax history

+5.8%/yr

Latest (2025): $2,747 · +2.6% YoY. Source: county tax records.