13616 Declaration Ct · Eagle, MI 48822

$81,299

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 89 Days on market

Built 2025

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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 +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Pavilion
• Community center
• Basketball courts

Tags

• COMMUNITY CENTER
• BASKETBALL COURTS
• PLAYGROUND
• PAVILION
• ABRAMS MUNICIPAL AIRPORT
• LEDGE MEADOWS GOLF COURSE

Property features AI

Finance

• Financial info: List price $81,299

Exterior

• Home design: Single-family property; Plan name: Capital Crossings
• Exterior features: Living area approximately 1,344

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $81k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $76k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#480 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Portland Public Schools (town): math 30% / reading 50% proficiency, ranked #191 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $562 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Recommended offer $76,421 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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. 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?
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: 1.77% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.31%
• DSCR: 2.35
• GRM: 4.7

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $23,468
• Equity at exit: $12,122

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $67,678
• Equity at exit: $7,029

Cash invested: $22,764 (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 48822

• Home prices YoY: -18.2%
• Active inventory: 20
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$426
• Tax est. 1.5%: −$102 /mo · $1,219/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $575

Break-even live

Break-even rent $711

Max offer price $81,299

Occupancy floor 55%

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: $20,325
• Closing costs: $2,439
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13531 Declaration Ct Eagle, MI	3.0–4.0	2.0	1456	$1,439	$0.99	11d	1	0.04mi

Listing history 6 events

1. 2026-06-05
   days on market $81,299 Active 89 DOM
2. 2026-06-03
   days on market $81,299 Active 88 DOM
3. 2026-06-02
   days on market $81,299 Active 87 DOM
4. 2026-06-01
   days on market $81,299 Active 86 DOM
5. 2026-05-31
   days on market $81,299 Active 85 DOM
6. 2026-05-30
   days on market $81,299 Active 84 DOM

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

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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,268
• − Mortgage interest: −$4,554
• − Property taxes: −$1,219
• − Insurance: −$406
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,365
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,469/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: Portland Public Schools
• NCES district ID: 2629120
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $61,869
• Composite: 35.55/100
• National rank: #4905
• State rank: #191 of 540 in MI

Livability — Eagle

• Score: 64/100
• State rank: #480
• US rank: #13699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,410

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 7% Iranian 5% Romanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.86%
• Current HPI: 268.4386
• 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