2304 Mark St #183 · Croswell, MI 48422

$66,900

3 bd · 2.0 ba · 1,386 sqft · Other · 16 Days on market

Built 2006 8,000 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: A Remarkable Very well cared Premium 2006 DUTCH manufactured home has full drywall not wallboard. This beautiful 3 bedroom 2 Bath home has a lot of valuable upgrades. Ash Trim and All windows have been replaced and upgraded in the last six to seven years by Wall-side Windows and have a transferable warranty. Is plumbed for owned water softener. There is an attached Garage that is pre wired to accommodate a generator and side entrance with a large Shed. With Central air , and all the appliances. Home is move In Ready could be the one for you. The home sits on a beautiful Corner lot across an open area so has a country feel and a large shed and a nice yard, High Speed Fiber Optic Internet available in Eagles Landing Estates, Manufactured Home Park in Croswell. This home has a !5-2 pitch roof this is a great home for just starting out in your retirement Exfinity is available in the park

Key facts

• Attached garage
• Full drywall
• Corner lot

Tags

• FULL DRYWALL
• ATTACHED GARAGE
• CORNER LOT

Property features AI

Finance

• Other: Pets allowed (call for details; breed restrictions may apply)

Exterior

• Parking: Attached garage; Garage with door opener; Garage faces side; Assigned parking; 1 garage space
• Utilities: Underground utilities; Public sewer
• Home design: Single family residence; One level; Ground-level entry; Vinyl siding
• Construction: Composition roof; Block and pillar/post/pier foundation; Built with vinyl siding
• Exterior features: Deck; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Free-standing gas range; Microwave; Range hood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: High speed internet
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup; Laundry room; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $67k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#549 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D, employment D.
• Croswell-Lexington Community Schools (rural): math 30% / reading 47% proficiency, ranked #239 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 63 units permitted in Sanilac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sanilac County population projected at -31% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $48k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $65,896 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 1.98% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.40%
• DSCR: 2.66
• GRM: 4.2

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: 33.4%
• Equity multiple: 2.41×
• Total profit: $26,368
• Equity at exit: $9,975

10-year hold

• IRR: 40.3%
• Equity multiple: 4.79×
• Total profit: $70,927
• Equity at exit: $5,784

Cash invested: $18,732 (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 48422

• Home prices YoY: -10.2%
• Active inventory: 51
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,004/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $584

Break-even live

Break-even rent $585

Max offer price $66,900

Occupancy floor 51%

Sensitivity live

Price	-10% $630	-5% $607	+0% $584	+5% $561	+10% $538
Rent	-10% $479	-5% $532	+0% $584	+5% $636	+10% $689
Rate	-1.0pp $618	-0.5pp $601	base $584	+0.5pp $567	+1.0pp $549

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $66,900 Active 16 DOM
2. 2026-06-18
   days on market $66,900 Active 13 DOM
3. 2026-06-17
   days on market $66,900 Active 12 DOM
4. 2026-06-16
   days on market $66,900 Active 11 DOM
5. 2026-06-15
   days on market $66,900 Active 10 DOM
6. 2026-06-13
   days on market $66,900 Active 8 DOM
7. 2026-06-13
   days on market $66,900 Active 7 DOM
8. 2026-06-09
   days on market $66,900 Active 4 DOM
9. 2026-06-08
   days on market $66,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $66,900 Active 2 DOM

ⓘ 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: $15,892
• − Mortgage interest: −$3,747
• − Property taxes: −$1,004
• − Insurance: −$334
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,946
• Taxable income: $6,318
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $5,490/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: Croswell-Lexington Community Schools
• NCES district ID: 2611140
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $42,784
• Composite: 32.49/100
• National rank: #5707
• State rank: #239 of 540 in MI

Livability — Croswell

• Score: 62/100
• State rank: #549
• US rank: #17207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,172

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 9% Slovak 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.65%
• Current HPI: 268.6695
• 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

+21.9% since first listed

6 events — show timeline

• 2026-06-02 Listed $66,900 MiRealSource-MiMLS
• 2026-06-02 Listed $66,900 REALCOMP
• 2019-08-07 Sold (MLS) $48,500 MiRealSource-MiMLS
• 2019-07-18 Pending — MiRealSource-MiMLS
• 2019-06-08 Price Changed $49,900 MiRealSource-MiMLS
• 2019-04-28 Listed $54,900 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $102 · -54.6% YoY. Source: county tax records.