2351 Hiddenview Dr · Berlin, MI 48166

$69,900

3 bd · 2.0 ba · 1,902 sqft · SingleFamily · 116 Days on market

Built 1997 4,356 sqft lot

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

Listing remarks MLS

Set on a desirable corner lot in the Newport Farms community, this impressive ranch-style manufactured home delivers space, comfort, and a truly exceptional layout. Step inside to a spacious living room that flows seamlessly into the formal dining room - perfect for everyday living or entertaining. The huge island kitchen is a chef's dream, featuring abundant cabinetry and generous counter space. Just off the kitchen, the breakfast nook offers a door wall leading to the backyard deck, making indoor–outdoor living effortless. The expansive family room is sure to be a favorite, highlighted by a stunning floor-to-ceiling stone fireplace that creates a warm, inviting focal point. The primary suite is a private retreat with a large bedroom, an oversized walk-in closet complete with organizers and built-in drawers, and a well-appointed en suite bath. Enjoy a double vanity, large soaking tub, dressing table with extra cabinetry, plus a separate area with a shower, toilet, and an oversized linen storage center. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. Recent updates include a newer roof and carpet, adding peace of mind and move-in readiness. Outside, the fenced backyard features a large deck and shed - ideal for relaxing or entertaining. A playground and park are conveniently located across the street, along with extra guest parking. Lot rent is $579.75 a month including trash and other fees. This home truly has it all and will absolutely wow you. Don't miss your chance - schedule your private showing today!

Key facts

• Breakfast nook
• Double vanity
• Island kitchen

Tags

• CORNER LOT
• ISLAND KITCHEN
• BREAKFAST NOOK
• BACKYARD DECK
• OVERSIZED WALK-IN CLOSET
• DOUBLE VANITY

Property features AI

Finance

• Other: Pets allowed with breed restrictions; contact for details
• HOA & community: Association trash service included

Exterior

• Parking: No garage; Parking pad; Assigned parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Circuit breakers with 220V; Cable available; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding; Asphalt roof; Corner lot
• Construction: Vinyl siding construction; Pillar/post/pier foundation; Built with asphalt roofing
• Exterior features: Deck; Porch; Fenced backyard; Paved private road access; Private maintained road; Sidewalks (community)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Range hood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heat
• Interior features: Dishwasher; Free-standing gas range; Free-standing refrigerator; Range hood; Gas water heater; Wood-burning fireplace in the family room; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% 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.
• Airport Community Schools (rural): math 38% / reading 46% proficiency, ranked #170 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.86% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.30%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $291,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9078 W Timberview Dr	0.30mi	3/2.0	1,848 (-3%)	4mo	$50,000	$27	78
2330 Charter Oak Ct	0.24mi	3/2.0	2,016 (+6%)	2mo	$60,000	$30	77
9010 Birch Pointe Dr	0.54mi	3/2.5	1,895 (-0%)	2mo	$380,000	$201	71
2074 Decoy Ln	0.33mi	3/2.0	1,792 (-6%)	12mo	$65,000	$36	65
9166 Birch Pointe Dr	0.45mi	4/2.5 (+1)	1,873 (-2%)	12mo	$373,900	$200	60
9109 Maple Ridge DR Dr	0.60mi	4/2.5 (+1)	1,899 (-0%)	9mo	$290,000	$153	58
9080 Greentree Dr	0.25mi	4/2.0 (+1)	2,128 (+12%)	11mo	$58,000	$27	55
9005 Birch Pointe Dr	0.56mi	4/2.5 (+1)	1,783 (-6%)	3mo	$325,000	$182	54
9075 Water Ridge Dr	0.35mi	3/2.0	1,664 (-12%)	12mo	$59,000	$35	52
9363 Olde Hickory Ln	0.55mi	4/2.5 (+1)	1,804 (-5%)	9mo	$365,000	$202	51
1983 Oak St	0.68mi	3/2.0	1,680 (-12%)	1mo	$52,000	$31	48
2797 E Labo Rd N	0.72mi	3/2.0	1,680 (-12%)	0mo	$331,000	$197	47

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: 28.5%
• Equity multiple: 2.19×
• Total profit: $23,286
• Equity at exit: $10,422

10-year hold

• IRR: 36.0%
• Equity multiple: 4.32×
• Total profit: $64,901
• Equity at exit: $6,044

Cash invested: $19,572 (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 48166

• Active inventory: 80
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $543

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 53%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Paree St Frenchtown Charter Twp, MI	3.0	2.0	1184	$1,299	$1.10	5d	1	1.25mi

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 116 DOM
2. 2026-06-17
   days on market $69,900 Active 115 DOM
3. 2026-06-16
   days on market $69,900 Active 114 DOM
4. 2026-06-15
   days on market $69,900 Active 113 DOM
5. 2026-06-13
   days on market $69,900 Active 111 DOM
6. 2026-06-13
   pricedays on market $69,900 Active 110 DOM
7. 2026-06-09
   days on market $72,000 Active 107 DOM
8. 2026-06-08
   days on market $72,000 Active 106 DOM
9. 2026-06-07
   days on market $72,000 Active 105 DOM
10. 2026-06-04
    days on market $72,000 Active 102 DOM
11. 2026-06-03
    days on market $72,000 Active 101 DOM
12. 2026-06-02
    days on market $72,000 Active 100 DOM
13. 2026-06-01
    days on market $72,000 Active 99 DOM
14. 2026-05-31
    days on market $72,000 Active 98 DOM
15. 2026-02-22
    listed $72,000 Active

    Show marketing remark (1605 chars)

    Set on a desirable corner lot in the Newport Farms community, this impressive ranch-style manufactured home delivers space, comfort, and a truly exceptional layout. Step inside to a spacious living room that flows seamlessly into the formal dining room - perfect for everyday living or entertaining. The huge island kitchen is a chef's dream, featuring abundant cabinetry and generous counter space. Just off the kitchen, the breakfast nook offers a door wall leading to the backyard deck, making indoor–outdoor living effortless. The expansive family room is sure to be a favorite, highlighted by a stunning floor-to-ceiling stone fireplace that creates a warm, inviting focal point. The primary suite is a private retreat with a large bedroom, an oversized walk-in closet complete with organizers and built-in drawers, and a well-appointed en suite bath. Enjoy a double vanity, large soaking tub, dressing table with extra cabinetry, plus a separate area with a shower, toilet, and an oversized linen storage center. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. Recent updates include a newer roof and carpet, adding peace of mind and move-in readiness. Outside, the fenced backyard features a large deck and shed - ideal for relaxing or entertaining. A playground and park are conveniently located across the street, along with extra guest parking. Lot rent is $579.75 a month including trash and other fees. This home truly has it all and will absolutely wow you. Don't miss your chance - schedule your private showing today!

16. 2026-02-22
    listed $72,000 Active 1605-char remark

    Show marketing remark (1605 chars)

    Set on a desirable corner lot in the Newport Farms community, this impressive ranch-style manufactured home delivers space, comfort, and a truly exceptional layout. Step inside to a spacious living room that flows seamlessly into the formal dining room - perfect for everyday living or entertaining. The huge island kitchen is a chef's dream, featuring abundant cabinetry and generous counter space. Just off the kitchen, the breakfast nook offers a door wall leading to the backyard deck, making indoor–outdoor living effortless. The expansive family room is sure to be a favorite, highlighted by a stunning floor-to-ceiling stone fireplace that creates a warm, inviting focal point. The primary suite is a private retreat with a large bedroom, an oversized walk-in closet complete with organizers and built-in drawers, and a well-appointed en suite bath. Enjoy a double vanity, large soaking tub, dressing table with extra cabinetry, plus a separate area with a shower, toilet, and an oversized linen storage center. Two additional bedrooms share a full bath, providing comfortable accommodations for family or guests. Recent updates include a newer roof and carpet, adding peace of mind and move-in readiness. Outside, the fenced backyard features a large deck and shed - ideal for relaxing or entertaining. A playground and park are conveniently located across the street, along with extra guest parking. Lot rent is $579.75 a month including trash and other fees. This home truly has it all and will absolutely wow you. Don't miss your chance - schedule your private showing today!

ⓘ 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: $15,588
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,033
• Taxable income: $5,747
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $5,138/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: Airport Community Schools
• NCES district ID: 2601980
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $55,881
• Composite: 36.69/100
• National rank: #4601
• State rank: #170 of 540 in MI

Livability — Berlin

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

Census & demographics

• Population (ZIP): 13,746

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 9% Romanian 9% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.69%
• Current HPI: 178.1688
• 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

• 2026-02-22 Listed $72,000 REALCOMP
• 2026-02-22 Listed $72,000 MiRealSource-MiMLS