7197 Mapleview Cir · Brown City, MI 48416

$119,900

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 10 Days on market

Built 2025 Excellent condition

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Why this score? — see what drove the C- 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 2025 Clayton high-efficiency manufactured home, 27x56 double-wide offering 4 bedrooms and 2 full bathrooms with a functional open-concept layout. Home features numerous upgrades throughout including enhanced flooring in main living areas, upgraded kitchen appliance package, and upgraded vinyl skirting. Spacious kitchen with tons of cabinetry and counter space that flows into a large living area. Primary suite includes private full bath. Central air unit already installed. Energy-efficient construction with modern building standards for improved utility savings. Exterior includes included 8x12 storage shed. Home is new and never occupied. Extremely Affordable lot rent of only $360!!

Key facts

• 8x12 storage shed
• Private full bath
• Central air unit

Tags

• OPEN-CONCEPT LAYOUT
• ENHANCED FLOORING
• PRIVATE FULL BATH
• CENTRAL AIR UNIT
• ENERGY-EFFICIENT CONSTRUCTION
• 8X12 STORAGE SHED

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted); Located in Mapleview Estates; cross street Main Street / Maple Valley Road
• HOA & community: Homeowners association with monthly fee; Community clubhouse; Grounds maintenance provided; Trash service included in association fee

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedrooms included in room count)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Eat-in kitchen; Walk-in closet(s); Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 63/100 on livability (#512 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Brown City Community Schools (rural): math 25% / reading 39% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $119,900

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. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.3

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,435
• Equity at exit: $17,877

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $387
• Equity at exit: $10,367

Cash invested: $33,572 (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 48416

• Home prices YoY: -16.8%
• Active inventory: 43
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $125

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $119,900 Active 10 DOM
2. 2026-06-17
   days on market $119,900 Active 9 DOM
3. 2026-06-16
   days on market $119,900 Active 8 DOM
4. 2026-06-15
   days on market $119,900 Active 7 DOM
5. 2026-06-13
   days on market $119,900 Active 5 DOM
6. 2026-06-13
   days on market $119,900 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark

   Show marketing remark (700 chars)

   Brand new 2025 Clayton high-efficiency manufactured home, 27x56 double-wide offering 4 bedrooms and 2 full bathrooms with a functional open-concept layout. Home features numerous upgrades throughout including enhanced flooring in main living areas, upgraded kitchen appliance package, and upgraded vinyl skirting. Spacious kitchen with tons of cabinetry and counter space that flows into a large living area. Primary suite includes private full bath. Central air unit already installed. Energy-efficient construction with modern building standards for improved utility savings. Exterior includes included 8x12 storage shed. Home is new and never occupied. Extremely Affordable lot rent of only $360!!

8. 2026-06-08
   listed $119,900 Active 1 DOM

   Show marketing remark (700 chars)

   Brand new 2025 Clayton high-efficiency manufactured home, 27x56 double-wide offering 4 bedrooms and 2 full bathrooms with a functional open-concept layout. Home features numerous upgrades throughout including enhanced flooring in main living areas, upgraded kitchen appliance package, and upgraded vinyl skirting. Spacious kitchen with tons of cabinetry and counter space that flows into a large living area. Primary suite includes private full bath. Central air unit already installed. Energy-efficient construction with modern building standards for improved utility savings. Exterior includes included 8x12 storage shed. Home is new and never occupied. Extremely Affordable lot rent of only $360!!

ⓘ 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: $14,489
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,488
• Taxable loss: −$432
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,606/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

Excellent 100/100 None rehab

This brand new 2025 Clayton high-efficiency manufactured home is move-in ready with excellent condition and no repairs needed. It offers a spacious kitchen, two full bathrooms, and modern upgrades throughout. The home is located in a desirable neighborhood with a well-maintained exterior and landscaping. Additional updates can further enhance its value for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value.
• Both Add decorative elements to the kitchen and bathrooms — Enhances the aesthetic appeal and can attract more buyers/renters.
• Both Install smart home features — Modernizes the home and can be a selling point for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value. ↑
• Both Add decorative elements to the kitchen and bathrooms — Enhances the aesthetic appeal and can attract more buyers/renters. ↑
• Both Install smart home features — Modernizes the home and can be a selling point for both buyers and renters. ↑

ⓘ 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: Brown City Community Schools
• NCES district ID: 2607040
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,588
• Composite: 27.29/100
• National rank: #7002
• State rank: #336 of 540 in MI

Livability — Brown City

• Score: 63/100
• State rank: #512
• US rank: #15324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brown City, MI
• City population: 5,216
• Population (ZIP): 5,216

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1% Russian/Polish/Slavic 0%

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: ▼ -41.42%
• Current HPI: 205.2258
• 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

• 2026-06-08 Listed $119,900 REALCOMP
• 2026-06-08 Listed $119,900 MiRealSource-MiMLS