636 Park Vw · Clio, MI 48420

$29,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily · 21 Days on market

Built 1986 Good condition $655/mo HOA · 50% of rent

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 3-bedroom, 2-bath manufactured home offering 1,560 sq ft of comfortable living space. The large kitchen features ample cabinet and counter space, perfect for everyday living and entertaining, and flows seamlessly into the dining area and expansive living room. Abundant natural light fills the home, enhancing the open and inviting layout. The secondary bedrooms are generously sized with great closet space, while the primary suite is a true retreat with an open feel, extra-large closets, and a private en suite bath. Outside, enjoy the convenience of a large carport plus a shed with workshop space - ideal for storage or hobbies. A well-designed home with space, functionality, and comfort throughout.

Key facts

• Large kitchen
• Large carport
• Ample cabinet space

Tags

• LARGE KITCHEN
• AMPLE CABINET SPACE
• EXPANSIVE LIVING ROOM
• ABUNDANT NATURAL LIGHT
• PRIVATE EN SUITE BATH
• LARGE CARPORT

Property features AI

Finance

• Other: Paved road access; Lot size listed as 10 x 10 acres
• HOA & community: Has homeowners association; Monthly association fee of $655; Senior community

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Slab foundation; Built with vinyl siding
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Microwave; Free-standing electric range; Free-standing refrigerator; Free-standing freezer; Dishwasher not listed
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Gas water heater; Microwave; Free-standing electric range; Free-standing refrigerator; Free-standing freezer
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.6% in Clio — 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 69/100 on livability (#332 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B+; Watch: schools D+, amenities F, commute F.
• Clio Area School District (suburban): math 27% / reading 44% proficiency, ranked #269 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 152 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $8k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 4.35% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.71%
• DSCR: 2.06
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $190,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Park Vw	0.16mi	3/2.0	1,612 (+3%)	14mo	$65,000	$40	75
421 Johnson St	0.55mi	4/2.0 (+1)	1,566 (+0%)	2mo	$185,000	$118	67
218 New St	0.52mi	3/2.0	1,606 (+3%)	8mo	$114,500	$71	64
129 Bluff St	0.51mi	3/2.0	1,652 (+6%)	11mo	$127,000	$77	57
11065 Hickory Ln	0.66mi	3/2.0	1,456 (-7%)	2mo	$43,000	$30	56
121 Loomis Ave	0.39mi	2/1.0 (-1)	1,410 (-10%)	1mo	$140,000	$99	56
324 Pine St	0.45mi	3/1.0	1,440 (-8%)	10mo	$175,000	$122	54
407 Center St	0.62mi	3/2.0	1,728 (+11%)	2mo	$224,900	$130	51
300 N Mill St	0.49mi	3/2.5	1,382 (-11%)	10mo	$235,000	$170	48
3239 Centennial Oak Ct	0.73mi	3/2.5	1,648 (+6%)	10mo	$295,000	$179	46
3185 Centennial Oak Ct	0.74mi	3/2.5	1,679 (+8%)	16mo	$290,000	$173	37
10505 S Varna St	0.73mi	3/2.5	1,792 (+15%)	14mo	$279,900	$156	28

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: 17.9%
• Equity multiple: 1.73×
• Total profit: $6,113
• Equity at exit: $4,458

10-year hold

• IRR: 26.9%
• Equity multiple: 3.46×
• Total profit: $20,606
• Equity at exit: $2,585

Cash invested: $8,372 (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 48420

• Active inventory: 152
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$655
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $165

Break-even live

Break-even rent $1,091

Max offer price $29,900

Occupancy floor 82%

Sensitivity live

Price	-10% $186	-5% $176	+0% $165	+5% $155	+10% $145
Rent	-10% $63	-5% $114	+0% $165	+5% $217	+10% $268
Rate	-1.0pp $180	-0.5pp $173	base $165	+0.5pp $158	+1.0pp $150

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $655 · $7,860/yr

Listing history 16 events

1. 2026-06-16
   status $29,900 Pending 21 DOM
2. 2026-06-16
   days on market $29,900 Active 21 DOM
3. 2026-06-15
   days on market $29,900 Active 20 DOM
4. 2026-06-14
   days on market $29,900 Active 18 DOM
5. 2026-06-13
   days on market $29,900 Active 17 DOM
6. 2026-06-10
   days on market $29,900 Active 15 DOM
7. 2026-06-09
   days on market $29,900 Active 14 DOM
8. 2026-06-08
   days on market $29,900 Active 13 DOM
9. 2026-06-07
   days on market $29,900 Active 12 DOM
10. 2026-06-03
    days on market $29,900 Active 8 DOM
11. 2026-06-02
    days on market $29,900 Active 7 DOM
12. 2026-06-01
    days on market $29,900 Active 6 DOM
13. 2026-05-31
    days on market $29,900 Active 5 DOM
14. 2026-05-30
    days on market $29,900 Active 4 DOM
15. 2026-05-26
    listed $29,900 Active

    Show marketing remark (735 chars)

    Welcome home to this spacious 3-bedroom, 2-bath manufactured home offering 1,560 sq ft of comfortable living space. The large kitchen features ample cabinet and counter space, perfect for everyday living and entertaining, and flows seamlessly into the dining area and expansive living room. Abundant natural light fills the home, enhancing the open and inviting layout. The secondary bedrooms are generously sized with great closet space, while the primary suite is a true retreat with an open feel, extra-large closets, and a private en suite bath. Outside, enjoy the convenience of a large carport plus a shed with workshop space - ideal for storage or hobbies. A well-designed home with space, functionality, and comfort throughout.

16. 2026-05-26
    listed $29,900 Active 735-char remark

    Show marketing remark (735 chars)

    Welcome home to this spacious 3-bedroom, 2-bath manufactured home offering 1,560 sq ft of comfortable living space. The large kitchen features ample cabinet and counter space, perfect for everyday living and entertaining, and flows seamlessly into the dining area and expansive living room. Abundant natural light fills the home, enhancing the open and inviting layout. The secondary bedrooms are generously sized with great closet space, while the primary suite is a true retreat with an open feel, extra-large closets, and a private en suite bath. Outside, enjoy the convenience of a large carport plus a shed with workshop space - ideal for storage or hobbies. A well-designed home with space, functionality, and comfort throughout.

ⓘ 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: $15,601
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − HOA: −$7,860
• − Depreciation: −$870
• Taxable income: $2,102
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $1,481/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 · 2 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath manufactured home is in good condition with minimal repairs needed. Fresh paint and cleaning gutters can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Clean gutters — Clean gutters improve the home's appearance and prevent water damage to the siding and foundation.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Clean gutters — Clean gutters improve the home's appearance and prevent water damage to the siding and foundation. ↑

ⓘ 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: Clio Area School District
• NCES district ID: 2610110
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $51,368
• Composite: 30.83/100
• National rank: #6134
• State rank: #269 of 540 in MI

Livability — Clio

• Score: 69/100
• State rank: #332
• US rank: #8154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clio, MI
• Population (ZIP): 21,213

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.27%
• Current HPI: 186.7816
• 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

• 2026-05-26 Listed $29,900 REALCOMP
• 2026-05-26 Listed $29,900 MiRealSource-MiMLS