6320 Elk Lake Rd · Clement, MI 48624

$159,900

3 bd · 2.0 ba · 1,180 sqft · SingleFamily · 23 Days on market

Built 2005 0.62 ac lot Est $153k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +5.6/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice clean 3 bedroom, 2 full bath ranch on just over a half acre of land near Elk and Indian Lakes, State Land and trails, and walking distance to the Elk Lake Bar. Home has a large back yard, shed and attached garage. Enjoy the lakes and trails nearby. Enjoy trail riding and snowmobiling right from the home. Almost centrally located between Gladwin and West Branch so lots of options for stores and restaurants. Check it out today!

Key facts

• Trail riding
• Attached garage
• Near state land

Tags

• LARGE BACK YARD
• ATTACHED GARAGE
• NEAR ELK AND INDIAN LAKES
• NEAR STATE LAND
• NEAR TRAILS
• TRAIL RIDING

Property features AI

Finance

• Other: Lot approximately 0.62 acre; Paved street access; city/county road; Frontage approximately 90 feet; Zoned residential

Exterior

• Parking: Attached garage with automatic door opener and electric in garage; 2 parking spaces in garage
• Utilities: Private well water; Septic sewer system; LP/Propane heating fuel; Electric water heater; Electric power available
• Home design: Residential double-wide manufactured home (manufactured after 1976); One-story; Built in 2005; Crawlspace foundation
• Construction: Vinyl siding exterior; Crawl foundation; Built in 2005; Double-wide manufactured construction
• Exterior features: Vinyl siding; Deck; Shed (outbuilding); Rural setting with rural view; Property has road frontage

Interior

• Kitchen: Vinyl flooring; Kitchen roughly 17 x 13; Includes range/oven, microwave, refrigerator
• Bedrooms: Main-level primary bedroom (approximately 14 x 13) with carpet; Main-level second bedroom (approximately 10 x 9) with carpet; Main-level third bedroom (approximately 8 ft wide) with carpet
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen, bathrooms and laundry
• Bathrooms: Two full bathrooms; Main-level bathroom with vinyl flooring (approx. 9 x 5); Main-level bathroom with vinyl flooring (approx. 11 x 7)
• Heating & cooling: Forced air heating (LP/Propane fuel); Central air conditioning; Ceiling fans
• Interior features: Cable/Internet available; Cathedral/vaulted ceiling
• Laundry & utility: Main-level laundry room (approx. 11 x 5) with vinyl flooring; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Branch-Rose City Area Schools (rural): math 27% / reading 43% proficiency, ranked #306 of 540 in MI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $54k; list at $160k implies a 196% gain — meaningful room to come down on a strong offer.

Recommended offer $157,501 (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. 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $153,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 Marshall Dr	0.09mi	3/1.0	1,104 (-6%)	0mo	$65,000	$59	81
6117 E Indian Lake Rd	0.61mi	3/2.0	1,176 (-0%)	8mo	$153,000	$130	64
6248 Howard St	0.27mi	2/1.0 (-1)	1,112 (-6%)	10mo	$175,000	$157	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $12,572
• Equity at exit: $23,842

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $60,590
• Equity at exit: $13,825

Cash invested: $44,772 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 287
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,163 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $604

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 67%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 23 DOM
2. 2026-06-17
   days on market $159,900 Active 22 DOM
3. 2026-06-16
   days on market $159,900 Active 21 DOM
4. 2026-06-15
   days on market $159,900 Active 20 DOM
5. 2026-06-13
   days on market $159,900 Active 18 DOM
6. 2026-06-12
   days on market $159,900 Active 17 DOM
7. 2026-06-09
   days on market $159,900 Active 14 DOM
8. 2026-06-08
   days on market $159,900 Active 13 DOM
9. 2026-06-07
   days on market $159,900 Active 12 DOM
10. 2026-06-07
    days on market $159,900 Active 11 DOM
11. 2026-06-04
    days on market $159,900 Active 8 DOM
12. 2026-06-02
    days on market $159,900 Active 7 DOM
13. 2026-06-01
    days on market $159,900 Active 6 DOM
14. 2026-05-31
    days on market $159,900 Active 5 DOM
15. 2026-05-31
    days on market $159,900 Active 4 DOM
16. 2026-05-26
    listed $159,900 Active
17. 2013-01-24
    soldstatus $54,000
18. 2012-11-16
    listed $54,900
19. 2005-09-15
    soldstatus $7,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,955
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$4,652
• Taxable income: $4,996
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $6,045/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: West Branch-Rose City Area Schools
• NCES district ID: 2635850
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,145
• Composite: 29.15/100
• National rank: #6580
• State rank: #306 of 540 in MI

Livability — Clement

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

+2032.0% since first listed

4 events — show timeline

• 2026-05-26 Listed $159,900 MiRealSource-MiMLS
• 2013-01-24 Sold (Public Records) $54,000 Public Records
• 2012-11-16 Listed $54,900 MiRealSource-MiMLS
• 2005-09-15 Sold (Public Records) $7,500 Public Records

Property tax history

-11.8%/yr

Latest (2024): $217 · +24.1% YoY. Source: county tax records.