6220 Maple Trl · Franklin, MI 48625

$95,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 82 Days on market

Built 1998 0.90 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, youre close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

Key facts

• Spacious yard
• New siding
• Close to lakes

Tags

• NEW SIDING
• NEWLY BUILT WELL HOUSE
• LARGE SHED
• SPACIOUS YARD
• CLOSE TO LAKES
• CLOSE TO TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (4.2% below list).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.8% in Franklin — 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 73/100 on livability (#212 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, cost of living F.
• Harrison Community Schools (town): math 17% / reading 28% proficiency, ranked #457 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robert M Larson Elementary School (606 students, 85% FRL); Harrison Middle School (math 21% / reading 34%, grade F, #363 of 493 statewide, top 75%, 282 students, 81% FRL); Harrison Community High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 341 students, 73% FRL).
• Market conditions: 247 active listings in the ZIP; 77 units permitted in Clare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clare County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $79k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.7

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-7,889
• Equity at exit: $14,165

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $2,738
• Equity at exit: $8,214

Cash invested: $26,600 (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 48625

• Home prices YoY: -25.5%
• Active inventory: 247
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $118

Break-even live

Break-even rent $760

Max offer price $95,000

Occupancy floor 82%

Sensitivity live

Price	-10% $172	-5% $145	+0% $118	+5% $91	+10% $64
Rent	-10% $46	-5% $82	+0% $118	+5% $154	+10% $190
Rate	-1.0pp $166	-0.5pp $142	base $118	+0.5pp $94	+1.0pp $69

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-19
   historical Active Under Contract 777-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

2. 2026-05-19
   historical Accepting Backup Offers 797-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

3. 2026-04-03
   price $95,000 797-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

4. 2026-04-03
   status Active 777-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

5. 2026-04-03
   price $95,000 777-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

6. 2026-04-03
   status Active 797-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

7. 2026-03-12
   historical Active Under Contract 777-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

8. 2026-03-12
   historical Accepting Backup Offers 797-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

9. 2026-03-05
   listed $99,000 Active 777-char remark

   Show marketing remark (797 chars)

   Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

10. 2026-03-05
    listed $99,000 Active 797-char remark

    Show marketing remark (797 chars)

    Set on just under an acre, this well-kept 3-bed, 2-bath manufactured home offers comfortable living with the updates buyers want and the convenience of true move-in readiness. Fresh new siding and a newly built well house add curb appeal and peace of mind, while the interior provides a bright, functional layout perfect for full-time living or a northern getaway. A large shed provides excellent storage for tools, toys, or hobby space, and the spacious yard gives you room to garden, relax, or simply enjoy the quiet surroundings. Furnishings are available, making this an easy transition for buyers looking for a turnkey option. Located in Harrison, you’re close to lakes, trails, and year-round recreation while still enjoying the privacy of your own nearly one-acre parcel.

11. 2025-08-15
    soldstatus $79,000 Closed
12. 2025-07-02
    historical Accepting Backup Offers
13. 2025-05-03
    listed $89,900 Active

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: +$354/yr (+$29/mo · 46.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 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: $10,920
• − Mortgage interest: −$5,321
• − Property taxes: −$756
• − Insurance: −$475
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$2,764
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,452/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: Harrison Community Schools
• NCES district ID: 2617820
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $30,377
• Composite: 18.07/100
• National rank: #8977
• State rank: #457 of 540 in MI

Livability — Franklin

• Score: 73/100
• State rank: #212
• US rank: #5253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,939

Population outlook (Clare County) Hauer SSP2

• Today (2025): 29,283 people
• By 2030: 28,199 · -3.7%
• By 2040: 25,722 · -12.2%
• By 2050: 23,372 · -20.2%
• By 2075: 18,569 · -36.6%
• By 2100: 14,320 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Clare

• 2024 margin: Solid R (+37.6) · D 30.5% · R 68.1% · Other 1.4%
• 2008→2024 swing: -42.4pp toward R · 2008: 4.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.8 2016: R+31.8 2012: R+4.8 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.38%
• Current HPI: 234.9586
• 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

+5.7% since first listed

13 events — show timeline

• 2026-05-19 Contingent — REALCOMP
• 2026-05-19 Contingent — MiRealSource-MiMLS
• 2026-04-03 Price Changed $95,000 MiRealSource-MiMLS
• 2026-04-03 Relisted — REALCOMP
• 2026-04-03 Price Changed $95,000 REALCOMP
• 2026-04-03 Relisted — MiRealSource-MiMLS
• 2026-03-12 Contingent — REALCOMP
• 2026-03-12 Contingent — MiRealSource-MiMLS
• 2026-03-05 Listed $99,000 MiRealSource-MiMLS
• 2026-03-05 Listed $99,000 REALCOMP
• 2025-08-15 Sold (MLS) $79,000 MiRealSource-MiMLS
• 2025-07-02 Contingent — MiRealSource-MiMLS
• 2025-05-03 Listed $89,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2021): $756 · +41.0% YoY. Source: county tax records.