3465 Camino Rd · Hayes, MI 48625

$75,000

2 bd · 1.0 ba · 826 sqft · SingleFamily public records · 55 Days on market

Built 1961 0.46 ac lot $91/sqft · 19% below area Est $103k · 27% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the heart of Northern Michigan with this 2-bedroom home set on nearly half an acre, just about 2.5 hours from Detroit. Whether you’re looking for a weekend getaway or a full-time residence, this property offers the perfect balance of space, privacy, and outdoor access. The home features a durable metal roof and a functional layout, ready for your personal touches. With a little TLC and some updates, this could easily become your ideal Up North retreat. Enjoy the expansive yard—perfect for relaxing, entertaining, or storing outdoor gear. Located just a short drive from trails, lakes, and endless recreational opportunities, this property is a great base camp for all seas

Key facts

• Metal roof
• Expansive yard
• Outdoor access

Tags

• METAL ROOF
• EXPANSIVE YARD
• OUTDOOR ACCESS
• RECREATIONAL OPPORTUNITIES

Property features AI

Exterior

• Parking: Detached garage (12 x 20), one garage parking space
• Utilities: Private well water; Septic sewer
• Home design: Residential single-story home; Built in 1961; Entry on main level
• Construction: Wood construction; Slab foundation; 1961 construction
• Exterior features: Wood exterior; Road frontage

Interior

• Bedrooms: Two bedrooms on the main level (approx. 12 x 11 and 19 x 8)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Floor furnace heating; Natural gas fuel
• Interior features: Single-level living (main floor); Living room (dimensions noted in listing)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Harrison Community Schools (town): math 17% / reading 28% proficiency, ranked #457 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 238 active listings in the ZIP; 77 units permitted in Clare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clare County population projected at -20% 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $74.92M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $103,180
• List price: $75,000
• Delta: -27.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3408 Niemi St	0.08mi	2/1.0	760 (-8%)	8mo	$30,000	$39	76
3784 Camino Rd	0.32mi	2/1.0	840 (+2%)	10mo	$76,000	$90	74
2111 Timber Lane Rd	0.52mi	2/1.0	836 (+1%)	13mo	$133,000	$159	63
2068 & 2098 Timber Ln	0.45mi	2/1.0	720 (-13%)	3mo	$55,000	$76	55
3280 N Harrison Ave	0.61mi	3/1.0 (+1)	870 (+5%)	24mo	$144,000	$166	38

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $264
• Equity at exit: $11,183

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $16,203
• Equity at exit: $6,485

Cash invested: $21,000 (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 48625

• Home prices YoY: -25.5%
• Active inventory: 238
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $195

Break-even live

Break-even rent $617

Max offer price $75,000

Occupancy floor 72%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $75,000 Active 55 DOM
2. 2026-06-17
   days on market $75,000 Active 54 DOM
3. 2026-06-16
   days on market $75,000 Active 53 DOM
4. 2026-06-15
   days on market $75,000 Active 52 DOM
5. 2026-06-13
   days on market $75,000 Active 50 DOM
6. 2026-06-12
   days on market $75,000 Active 49 DOM
7. 2026-06-09
   days on market $75,000 Active 46 DOM
8. 2026-06-08
   days on market $75,000 Active 45 DOM
9. 2026-06-07
   days on market $75,000 Active 44 DOM
10. 2026-06-07
    days on market $75,000 Active 43 DOM
11. 2026-06-04
    days on market $75,000 Active 40 DOM
12. 2026-06-02
    days on market $75,000 Active 39 DOM
13. 2026-06-01
    days on market $75,000 Active 38 DOM
14. 2026-05-31
    days on market $75,000 Active 37 DOM
15. 2026-05-31
    days on market $75,000 Active 36 DOM
16. 2026-05-02
    historical Accepting Backup Offers 868-char remark
17. 2026-04-25
    price $75,000 868-char remark
18. 2026-04-23
    listed $75,000,000 Active 868-char remark
19. 2021-04-04
    historical
20. 2020-10-03
    listed $43,000
21. 2018-05-27
    historical
22. 2017-05-27
    listed $37,900
23. 2016-11-10
    historical
24. 2016-11-10
    historical
25. 2016-05-10
    listed $37,900
26. 2016-05-10
    listed $37,900
27. 2009-08-15
    historical
28. 2009-02-05
    listed $19,500

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $750 · $63/mo
• Projected year-2 tax: $953 · $79/mo
• Expected delta: +$202/yr (+$17/mo · 27.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,362
• − Mortgage interest: −$4,201
• − Property taxes: −$750
• − Insurance: −$375
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,182
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,054/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: Harrison Community Schools
• NCES district ID: 2617820
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $30,377
• Composite: 18.07/100
• National rank: #8977
• State rank: #457 of 540 in MI

Livability — Hayes

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

Census & demographics

• Population (ZIP): 12,939

Population outlook (Clare County) Hauer SSP2

• Today (2025): 29,283 people
• By 2030: 28,199 · -3.7%
• By 2040: 25,722 · -12.2%
• By 2050: 23,372 · -20.2%
• By 2075: 18,569 · -36.6%
• By 2100: 14,320 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Clare

• 2024 margin: Solid R (+37.6) · D 30.5% · R 68.1% · Other 1.4%
• 2008→2024 swing: -42.4pp toward R · 2008: 4.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.8 2016: R+31.8 2012: R+4.8 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.38%
• Current HPI: 234.9586
• 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

+284.6% since first listed

14 events — show timeline

• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-02 Contingent — MiRealSource-MiMLS
• 2026-04-25 Price Changed $75,000 MiRealSource-MiMLS
• 2026-04-23 Listed $75,000,000 MiRealSource-MiMLS
• 2021-04-04 Listing Removed — MiRealSource-MiMLS
• 2020-10-03 Listed $43,000 MiRealSource-MiMLS
• 2018-05-27 Listing Removed — MiRealSource-MiMLS
• 2017-05-27 Listed $37,900 MiRealSource-MiMLS
• 2016-11-10 Listing Removed — REALCOMP
• 2016-11-10 Listing Removed — MiRealSource-MiMLS
• 2016-05-10 Listed $37,900 REALCOMP
• 2016-05-10 Listed $37,900 MiRealSource-MiMLS
• 2009-08-15 Listing Removed — MiRealSource-MiMLS
• 2009-02-05 Listed $19,500 MiRealSource-MiMLS

Property tax history

+3.7%/yr

Latest (2025): $750 · +4.5% YoY. Source: county tax records.