9072 Greentree Dr · Berlin, MI 48166

$60,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 117 Days on market

Built 1999 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

Welcome home to this accessible manufactured home set on a spacious lot in desirable Newport Farms. Enjoy outdoor living on the large covered deck, complete with a handicap-accessible ramp for easy entry. Step inside to a massive open-concept layout featuring a generous living room with a cozy wood-burning fireplace that flows seamlessly into the spacious dining area and kitchen - perfect for everyday living and entertaining. The kitchen offers an abundance of counter space and cabinetry, providing plenty of room for meal prep and storage. The primary suite includes a large walk-in closet and an updated en-suite bath with an accessible shower, with a convenient door leading directly into the laundry room. Two additional bedrooms also feature walk-in closets and share a full bath with another accessible shower. Recent updates include a newer roof and a new hot water tank, adding peace of mind. Outside, you'll find a large storage shed and plenty of yard space to enjoy. Lot rent is $559.75 per month plus water. * * Don't miss this rare opportunity for accessible, comfortable living in Newport Farms - schedule your private showing today and make this home yours! * *

Key facts

• Large covered deck
• Large walk in closet
• Open concept layout

Tags

• LARGE COVERED DECK
• OPEN CONCEPT LAYOUT
• WOOD BURNING FIREPLACE
• ABUNDANCE OF COUNTER SPACE
• UPDATED EN SUITE BATH
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Directions: From Newport Rd, turn into Newport Farms and go right at the stop sign. Take the first left on Greentree and the home is on the right as the road begins to curve.
• HOA & community: Association trash service; Sidewalks in the community; Subdivision: Newport Farms Sub

Exterior

• Parking: No garage; Parking pad; Assigned parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service with circuit breakers and 220 volts; Cable available; Underground utilities
• Home design: Single-family residence; One level; Ground-level entry; Vinyl siding
• Construction: Built with vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Paved private road frontage; Private maintained road; Lot dimensions approximately 50 x 100 (0.1 acre); No pool

Interior

• Kitchen: Gas range (free-standing); Refrigerator (free-standing); Dishwasher; Garbage disposal; Microwave; Stainless steel appliances; Gas water heater
• Bedrooms: Accessible bedroom
• Bathrooms: Two full bathrooms
• Interior features: Living room wood-burning fireplace; Lighting; Covered porch; Deck; Smoke detectors; Accessible entrance, approach with ramp, and central living area; Accessible bedroom and accessible full bath; Accessible common area and visitor bathroom; Shed on property
• Laundry & utility: Laundry room with washer and dryer

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$259,168) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (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; 2 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($55k) 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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: 1.94% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.13%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $259,168
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9481 Maple Ridge Dr Dr	0.49mi	3/2.0	1,450 (-0%)	14mo	$325,000	$224	65
9094 W Timberview Dr	0.21mi	3/2.0	1,605 (+10%)	13mo	$44,000	$27	62
8737 Daniel Dr	0.66mi	3/2.0	1,400 (-4%)	1mo	$33,500	$24	62
9423 Olde Hickory Ln	0.51mi	3/2.5	1,533 (+5%)	9mo	$350,000	$228	58
9075 Water Ridge Dr	0.28mi	3/2.0	1,664 (+14%)	12mo	$59,000	$35	53
8721 E Park Ridge Cir	0.73mi	3/2.0	1,415 (-3%)	11mo	$250,000	$177	52
8765 Joann Dr	0.51mi	4/2.0 (+1)	1,532 (+5%)	13mo	$305,000	$199	52
8738 Hazelwood Dr	0.64mi	4/2.0 (+1)	1,578 (+8%)	17mo	$280,100	$178	37
8775 Joshua Dr	0.65mi	3/2.0	1,624 (+12%)	21mo	$42,000	$26	33
8763 E Park Ridge Cir	0.69mi	4/2.0 (+1)	1,612 (+11%)	17mo	$329,900	$205	31

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: 31.9%
• Equity multiple: 2.34×
• Total profit: $22,511
• Equity at exit: $8,946

10-year hold

• IRR: 39.0%
• Equity multiple: 4.64×
• Total profit: $61,157
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $506

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8640 Canterberry Ln Newport, MI	1.0–2.0	1.0	800	$1,099	$1.37	5d	8	0.42mi
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 $60,000 Active 117 DOM
2. 2026-06-17
   days on market $60,000 Active 116 DOM
3. 2026-06-16
   days on market $60,000 Active 115 DOM
4. 2026-06-15
   days on market $60,000 Active 114 DOM
5. 2026-06-13
   days on market $60,000 Active 112 DOM
6. 2026-06-13
   days on market $60,000 Active 111 DOM
7. 2026-06-09
   days on market $60,000 Active 108 DOM
8. 2026-06-08
   days on market $60,000 Active 107 DOM
9. 2026-06-07
   days on market $60,000 Active 106 DOM
10. 2026-06-04
    days on market $60,000 Active 103 DOM
11. 2026-06-03
    days on market $60,000 Active 102 DOM
12. 2026-06-02
    days on market $60,000 Active 101 DOM
13. 2026-06-01
    days on market $60,000 Active 100 DOM
14. 2026-05-31
    days on market $60,000 Active 99 DOM
15. 2026-02-21
    listed $60,000 Active

    Show marketing remark (1183 chars)

    Welcome home to this accessible manufactured home set on a spacious lot in desirable Newport Farms. Enjoy outdoor living on the large covered deck, complete with a handicap-accessible ramp for easy entry. Step inside to a massive open-concept layout featuring a generous living room with a cozy wood-burning fireplace that flows seamlessly into the spacious dining area and kitchen - perfect for everyday living and entertaining. The kitchen offers an abundance of counter space and cabinetry, providing plenty of room for meal prep and storage. The primary suite includes a large walk-in closet and an updated en-suite bath with an accessible shower, with a convenient door leading directly into the laundry room. Two additional bedrooms also feature walk-in closets and share a full bath with another accessible shower. Recent updates include a newer roof and a new hot water tank, adding peace of mind. Outside, you'll find a large storage shed and plenty of yard space to enjoy. Lot rent is $559.75 per month plus water. * * Don't miss this rare opportunity for accessible, comfortable living in Newport Farms - schedule your private showing today and make this home yours! * *

16. 2026-02-21
    listed $60,000 Active 1183-char remark

    Show marketing remark (1183 chars)

    Welcome home to this accessible manufactured home set on a spacious lot in desirable Newport Farms. Enjoy outdoor living on the large covered deck, complete with a handicap-accessible ramp for easy entry. Step inside to a massive open-concept layout featuring a generous living room with a cozy wood-burning fireplace that flows seamlessly into the spacious dining area and kitchen - perfect for everyday living and entertaining. The kitchen offers an abundance of counter space and cabinetry, providing plenty of room for meal prep and storage. The primary suite includes a large walk-in closet and an updated en-suite bath with an accessible shower, with a convenient door leading directly into the laundry room. Two additional bedrooms also feature walk-in closets and share a full bath with another accessible shower. Recent updates include a newer roof and a new hot water tank, adding peace of mind. Outside, you'll find a large storage shed and plenty of yard space to enjoy. Lot rent is $559.75 per month plus water. * * Don't miss this rare opportunity for accessible, comfortable living in Newport Farms - schedule your private showing today and make this home yours! * *

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,982
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$1,745
• Taxable income: $5,438
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $4,765/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

• 2026-02-21 Listed $60,000 REALCOMP
• 2026-02-21 Listed $60,000 MiRealSource-MiMLS