4260 Tree Line Dr #125 · North Branch, MI 48461

$93,999

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 612 Days on market

Built 2024 Good condition

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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
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tour a home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our North Branch community page and look for the UTour button on the side of the page! --------------------------------------------------------------------- The Barton Three Bedroom - Two Full Bath - Monthly Payment Starting at $1,382 a month! $3999 Down Payment + Live FREE for 1 Month Move into this stunning three-bedroom, two-bath home with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout and the dining area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout Energy efficient Central air-conditioning RWC 10 Limited Structural Warranty 8×10 Private Storage Shed on your site. Private two-car driveway * Financing is offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan. Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthl

Key facts

• Built 2024
• Listed 612 days

Tags

• MODERN OPEN FLOORPLAN
• LARGE KITCHEN WITH ISLAND
• ENERGY STAR FRIGIDAIRE KITCHEN
• 42 INCH KITCHEN CABINETS
• SMOOTH FINISH DRYWALL
• LARGE MUDROOM / LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#393 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• North Branch Area Schools (rural): math 37% / reading 49% proficiency, ranked #163 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 152 units permitted in Lapeer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lapeer County population projected at -10% 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 612 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,719 (12.0% below list)

Questions for the listing agent

1. It's been on market 612 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is F 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?
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: 1.53% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.25%
• DSCR: 1.99
• GRM: 5.4

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $15,870
• Equity at exit: $14,016

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $53,929
• Equity at exit: $8,127

Cash invested: $26,320 (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 48461

• Home prices YoY: -33.3%
• Active inventory: 45
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$117 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $488

Break-even live

Break-even rent $822

Max offer price $93,999

Occupancy floor 61%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Lydia Blvd North Branch, MI	3.0	2.0	1456	$1,440	$0.99	1d	2	0.10mi

Listing history 15 events

1. 2026-06-18
   days on market $93,999 Active 612 DOM
2. 2026-06-17
   days on market $93,999 Active 611 DOM
3. 2026-06-16
   days on market $93,999 Active 610 DOM
4. 2026-06-15
   days on market $93,999 Active 609 DOM
5. 2026-06-13
   days on market $93,999 Active 607 DOM
6. 2026-06-13
   days on market $93,999 Active 606 DOM
7. 2026-06-09
   days on market $93,999 Active 603 DOM
8. 2026-06-08
   days on market $93,999 Active 602 DOM
9. 2026-06-07
   days on market $93,999 Active 601 DOM
10. 2026-06-04
    days on market $93,999 Active 598 DOM
11. 2026-06-03
    days on market $93,999 Active 597 DOM
12. 2026-06-02
    days on market $93,999 Active 596 DOM
13. 2026-06-01
    days on market $93,999 Active 595 DOM
14. 2026-05-31
    days on market $93,999 Active 594 DOM
15. 2024-10-15
    listed $93,999 Active 1515-char remark

    Show marketing remark (1515 chars)

    Tour a home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our North Branch community page and look for the UTour button on the side of the page! --------------------------------------------------------------------- The Barton Three Bedroom - Two Full Bath - Monthly Payment Starting at $1,382 a month! $3999 Down Payment + Live FREE for 1 Month Move into this stunning three-bedroom, two-bath home with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout and the dining area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout Energy efficient Central air-conditioning RWC 10 Limited Structural Warranty 8×10 Private Storage Shed on your site. Private two-car driveway * Financing is offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan. Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthl

ⓘ 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: $17,280
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,735
• Taxable income: $4,635
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,743/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

Good 80/100 None rehab

This home is in excellent condition with minimal repairs needed. It's move-in ready and has the potential for further value increases through cosmetic upgrades and smart home features.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters.
• Both Adding smart home features — Improves convenience and can increase property's market value.
• Both Upgrading appliances — Modern appliances can increase the home's appeal and value.
• Both Adding a small patio or deck — Can increase outdoor living space and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters. ↑
• Both Adding smart home features — Improves convenience and can increase property's market value. ↑
• Both Upgrading appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Adding a small patio or deck — Can increase outdoor living space and add value to the property. ↑

ⓘ 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: North Branch Area Schools
• NCES district ID: 2625680
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $52,914
• Composite: 37.22/100
• National rank: #4465
• State rank: #163 of 540 in MI

Livability — North Branch

• Score: 67/100
• State rank: #393
• US rank: #10591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Branch, MI
• Population (ZIP): 8,256

Population outlook (Lapeer County) Hauer SSP2

• Today (2025): 89,826 people
• By 2030: 89,535 · -0.3%
• By 2040: 86,695 · -3.5%
• By 2050: 80,566 · -10.3%
• By 2075: 65,783 · -26.8%
• By 2100: 46,584 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lapeer

• 2024 margin: Solid R (+39.8) · D 29.5% · R 69.3% · Other 1.3%
• 2008→2024 swing: -36.8pp toward R · 2008: -3.0pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+36.3 2016: R+38.3 2012: R+11.5 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.79%
• Current HPI: 230.1752
• 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

1 event — show timeline

• 2024-10-15 Listed $93,999 Zillow