5327 W Lang Rd · Beaverton, MI 48612

$30,000

2 bd · 1.0 ba · 600 sqft · SingleFamily · 2 Days on market

Built 1969 1.00 ac 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
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your imagination and make this home your own. The garage is 24 X 40, and there is a separate outbuilding that is 30 X 40. Both have concrete and power (100KVA Transformer). Enjoy the big fenced-in backyard. Its nice country setting. The house could be fixed, but it is not financeable in its current state. There is a lot here for the money! See it today!

Key facts

• Separate outbuilding
• Concrete and power
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• SEPARATE OUTBUILDING
• CONCRETE AND POWER

Property features AI

Finance

• Other: Zoned residential; Approximately 1 acre lot; No water features

Exterior

• Parking: Detached 2-car garage; Garage parking available
• Utilities: Private well water; Septic system; Electric/LP propane service (forced air heating)
• Home design: Single-story residential manufactured home (manufactured before 1976); Built in 1969; Crawlspace foundation
• Construction: Vinyl siding exterior; Crawl foundation; Manufactured home construction
• Exterior features: Vinyl siding; Porch; Second detached garage/outbuilding; Gravel road access

Interior

• Kitchen: Wood flooring; Kitchen on main level (11 x 15)
• Bedrooms: First-floor bedroom; Main-level bedroom (8 x 11) with vinyl flooring; Main-level bedroom (11 x 12)
• Flooring: Vinyl flooring in at least one bedroom; Wood flooring in kitchen
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; LP/propane gas fuel
• Interior features: Porch
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $30k).
• Cap rate 23.4% vs local median 3.4% in Beaverton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#323 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D-, amenities F, commute F.
• Beaverton Rural Schools (rural): math 24% / reading 37% proficiency, ranked #364 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $15k; list at $30k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.85% ✓
• Cap rate: 23.36%
• Cash-on-cash: 60.94%
• DSCR: 3.71
• GRM: 2.9

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: 59.8%
• Equity multiple: 3.66×
• Total profit: $22,346
• Equity at exit: $4,473

10-year hold

• IRR: 64.5%
• Equity multiple: 7.50×
• Total profit: $54,598
• Equity at exit: $2,594

Cash invested: $8,400 (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 48612

• Home prices YoY: -23.3%
• Active inventory: 103
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $427

Break-even live

Break-even rent $315

Max offer price $30,000

Occupancy floor 45%

Sensitivity live

Price	-10% $444	-5% $435	+0% $427	+5% $418	+10% $410
Rent	-10% $359	-5% $393	+0% $427	+5% $460	+10% $494
Rate	-1.0pp $442	-0.5pp $434	base $427	+0.5pp $419	+1.0pp $411

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-17
   statuslisting id $30,000 Pending 2 DOM
2. 2026-06-16
   days on market $30,000 Active 2 DOM
3. 2026-06-15
   remarks 361-char remark
4. 2026-06-15
   listed $30,000 Active 1 DOM

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,257
• − Mortgage interest: −$1,680
• − Property taxes: −$946
• − Insurance: −$150
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$873
• Taxable income: $4,966
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $3,927/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: Beaverton Rural Schools
• NCES district ID: 2604440
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $39,200
• Composite: 25.54/100
• National rank: #7431
• State rank: #364 of 540 in MI

Livability — Beaverton

• Score: 70/100
• State rank: #323
• US rank: #7931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,505

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Romanian 5% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▼ -65.55%
• Current HPI: 215.4508
• 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

+50.8% since first listed

7 events — show timeline

• 2026-06-12 Listed $30,000 REALCOMP
• 2026-06-12 Listed $30,000 MiRealSource-MiMLS
• 2017-11-17 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2017-11-17 Sold (MLS) $15,000 REALCOMP
• 2017-11-15 Listed $19,900 MiRealSource-MiMLS
• 2017-11-15 Listed $19,900 REALCOMP
• 2017-09-20 Listed $19,900 MiRealSource-MiMLS

Property tax history

+3.8%/yr

Latest (2025): $946 · -40.3% YoY. Source: county tax records.