2211 Mark St #69 · Peck, MI 48422

$61,900

3 bd · 2.0 ba · 1,200 sqft · Other · 16 Days on market

Built 1989 8,000 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 +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a well maintained 1989 ROCHESTER Serial # 2254 Manufactured Home. It is located on a grassy lot in Eagles Landing Estates west of Croswell Mi. . This Home has a very large living space, There are Three bedrooms two full baths and a laundry room. The primary bad. As a no step shower. Like brand new. Also has a rear porch for your morning coffee. There is an attached garage with a double wide driveway. and 2 large sheds in rear yard. The large front porch is great for relaxation. 24 hours notice is requested for showing. Eagles Landing has High speed fiber internet available. Includes appliances. Please confirm current rent and rental policies with the office. The lot rent includes Garbage, water, and sewer. Homes are sold to remain in the park and to be owner occupied. Pets are allowed with breed and quantity restrictions . Forced air gas furnace. air conditioning were replaced about four years ago. The roof. was redone in 2008.. Comes complete with a whole house power Generator. only about a year old.

Key facts

• Large front porch
• Grassy lot
• Rear porch

Tags

• GRASSY LOT
• REAR PORCH
• LARGE FRONT PORCH
• HIGH SPEED FIBER INTERNET
• WHOLE HOUSE POWER GENERATOR

Property features AI

Finance

• HOA & community: Clubhouse in the community

Exterior

• Parking: Attached garage with garage door opener; Driveway; Garage faces front; Assigned parking; Approximately 1.5 garage spaces
• Utilities: Cable available; Underground utilities; Sewer: Unknown; Natural gas heating available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding; Facing direction not specified
• Construction: Built with vinyl siding; Composition roof; Block and pillar/post/pier foundation
• Exterior features: Deck; Porch; Paved road access; Shed(s)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Range hood
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished; Vented exhaust fan; Water softener (rented); Accessible entrance; Accessible central living area; Crawl space basement
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#502 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Croswell-Lexington Community Schools (rural): math 30% / reading 47% proficiency, ranked #239 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 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 $428 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($61k) 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 $60,971 (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. 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?
3. 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.
4. 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.
5. 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: 2.02% ✓
• Cap rate: 17.19%
• Cash-on-cash: 38.91%
• DSCR: 2.73
• GRM: 4.1

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: 35.1%
• Equity multiple: 2.49×
• Total profit: $25,778
• Equity at exit: $9,229

10-year hold

• IRR: 41.9%
• Equity multiple: 4.96×
• Total profit: $68,608
• Equity at exit: $5,352

Cash invested: $17,332 (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 48422

• Home prices YoY: -10.2%
• Active inventory: 46
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$77 /mo · $928/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $562

Break-even live

Break-even rent $541

Max offer price $61,900

Occupancy floor 50%

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-09
   listed $61,900 Active

   Show marketing remark (1024 chars)

   This is a well maintained 1989 ROCHESTER Serial # 2254 Manufactured Home. It is located on a grassy lot in Eagles Landing Estates west of Croswell Mi. . This Home has a very large living space, There are Three bedrooms two full baths and a laundry room. The primary bad. As a no step shower. Like brand new. Also has a rear porch for your morning coffee. There is an attached garage with a double wide driveway. and 2 large sheds in rear yard. The large front porch is great for relaxation. 24 hours notice is requested for showing. Eagles Landing has High speed fiber internet available. Includes appliances. Please confirm current rent and rental policies with the office. The lot rent includes Garbage, water, and sewer. Homes are sold to remain in the park and to be owner occupied. Pets are allowed with breed and quantity restrictions . Forced air gas furnace. air conditioning were replaced about four years ago. The roof. was redone in 2008.. Comes complete with a whole house power Generator. only about a year old.

2. 2026-05-09
   listed $61,900 Active 1024-char remark

   Show marketing remark (1024 chars)

   This is a well maintained 1989 ROCHESTER Serial # 2254 Manufactured Home. It is located on a grassy lot in Eagles Landing Estates west of Croswell Mi. . This Home has a very large living space, There are Three bedrooms two full baths and a laundry room. The primary bad. As a no step shower. Like brand new. Also has a rear porch for your morning coffee. There is an attached garage with a double wide driveway. and 2 large sheds in rear yard. The large front porch is great for relaxation. 24 hours notice is requested for showing. Eagles Landing has High speed fiber internet available. Includes appliances. Please confirm current rent and rental policies with the office. The lot rent includes Garbage, water, and sewer. Homes are sold to remain in the park and to be owner occupied. Pets are allowed with breed and quantity restrictions . Forced air gas furnace. air conditioning were replaced about four years ago. The roof. was redone in 2008.. Comes complete with a whole house power Generator. only about a year old.

ⓘ 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: $15,033
• − Mortgage interest: −$3,467
• − Property taxes: −$928
• − Insurance: −$310
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$1,801
• Taxable income: $6,122
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,274/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: Croswell-Lexington Community Schools
• NCES district ID: 2611140
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $42,784
• Composite: 32.49/100
• National rank: #5707
• State rank: #239 of 540 in MI

Livability — Peck

• Score: 64/100
• State rank: #502
• US rank: #14853

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

• Population (ZIP): 6,172

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 9% Slovak 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -30.65%
• Current HPI: 268.6695
• 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

• 2026-05-09 Listed $61,900 MiRealSource-MiMLS
• 2026-05-09 Listed $61,900 REALCOMP

Property tax history

-6.1%/yr

Latest (2025): $36 · -57.1% YoY. Source: county tax records.