7820 Newberry Rd · Moffatt, MI 48610

$49,500

2 bd · 1.0 ba · 703 sqft · SingleFamily · 94 Days on market

0.30 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
• 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

Investor Special! Bring your inspiration and some elbow grease to this peaceful 0.30-acre parcel in Moffatt Township. Nestled between the former town hall and church, it offers a quiet reprieve from the hustle and bustle. A 2-bedroom, 1-bath mobile home sits on the property; the structure has little to no value and title does not convey. Well and septic are present, and electric is disconnected but available. Conveniently located just 30 minutes from Rifle River State Park, and within easy reach of Standish (20 mins), West Branch (25 mins), Bay City (45 mins), and Lake Huron (under 30 mins). Cash or land contract available—contact us for terms.

Key facts

• Manufactured home
• Close to i-75
• Exterior updates

Tags

• MANUFACTURED HOME
• INTERIOR UPDATES
• EXTERIOR UPDATES
• CLOSE TO I-75

Property features AI

Exterior

• Utilities: Private well water; Mound septic system; LP/Propane fuel for heating
• Home design: Manufactured single-wide home; One-story; Main-level entry
• Construction: Built as a manufactured single-wide; Piers foundation
• Exterior features: Aluminum exterior; Shed on the property; Road frontage (frontage type: road)

Interior

• Kitchen: Main-level kitchen approximately 8 x 13, other-style flooring
• Bedrooms: Two bedrooms on the main level; Bedroom 1: 9 x 13, carpet; Bedroom 2: 9 x 11, carpet
• Flooring: Carpet in living room and bedrooms; Laminate in bathroom; Other flooring in kitchen
• Bathrooms: One full bathroom on the main level; Bathroom dimensions approximately 6 x 10, laminate flooring
• Heating & cooling: Forced air heating; LP/Propane fuel
• Interior features: Living room with carpet; Main-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $50k).
• Recommended offer: $45k (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.
• Standish-Sterling Community Schools (rural): math 37% / reading 51% proficiency, ranked #168 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Arenac County population projected at -32% 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($45k) 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.
• Current owner paid $12k; list at $50k implies a 312% gain — meaningful room to come down on a strong offer.

Recommended offer $45,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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: 1.79% ✓
• Cap rate: 15.97%
• Cash-on-cash: 34.55%
• DSCR: 2.54
• GRM: 4.7

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: 30.0%
• Equity multiple: 2.25×
• Total profit: $17,379
• Equity at exit: $7,381

10-year hold

• IRR: 37.3%
• Equity multiple: 4.45×
• Total profit: $47,807
• Equity at exit: $4,280

Cash invested: $13,860 (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 48610

• Active inventory: 66
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $399

Break-even live

Break-even rent $381

Max offer price $49,500

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $49,500 Active 94 DOM
2. 2026-06-17
   days on market $49,500 Active 93 DOM
3. 2026-06-16
   days on market $49,500 Active 92 DOM
4. 2026-06-15
   days on market $49,500 Active 91 DOM
5. 2026-06-13
   days on market $49,500 Active 89 DOM
6. 2026-06-12
   days on market $49,500 Active 88 DOM
7. 2026-06-09
   days on market $49,500 Active 85 DOM
8. 2026-06-08
   days on market $49,500 Active 84 DOM
9. 2026-06-07
   days on market $49,500 Active 83 DOM
10. 2026-06-07
    days on market $49,500 Active 82 DOM
11. 2026-06-04
    days on market $49,500 Active 79 DOM
12. 2026-06-02
    days on market $49,500 Active 78 DOM
13. 2026-06-01
    days on market $49,500 Active 77 DOM
14. 2026-05-31
    days on market $49,500 Active 76 DOM
15. 2026-05-31
    days on market $49,500 Active 75 DOM
16. 2026-04-09
    price $49,500
17. 2026-03-16
    listed $52,000 Active
18. 2025-10-02
    soldstatus $12,000 Closed 658-char remark

    Show marketing remark (658 chars)

    Investor Special! Bring your inspiration and some elbow grease to this peaceful 0.30-acre parcel in Moffatt Township. Nestled between the former town hall and church, it offers a quiet reprieve from the hustle and bustle. A 2-bedroom, 1-bath mobile home sits on the property; the structure has little to no value and title does not convey. Well and septic are present, and electric is disconnected but available. Conveniently located just 30 minutes from Rifle River State Park, and within easy reach of Standish (20 mins), West Branch (25 mins), Bay City (45 mins), and Lake Huron (under 30 mins). Cash or land contract available—contact us for terms.

19. 2025-10-02
    soldstatus $12,000

    Show marketing remark (658 chars)

    Investor Special! Bring your inspiration and some elbow grease to this peaceful 0.30-acre parcel in Moffatt Township. Nestled between the former town hall and church, it offers a quiet reprieve from the hustle and bustle. A 2-bedroom, 1-bath mobile home sits on the property; the structure has little to no value and title does not convey. Well and septic are present, and electric is disconnected but available. Conveniently located just 30 minutes from Rifle River State Park, and within easy reach of Standish (20 mins), West Branch (25 mins), Bay City (45 mins), and Lake Huron (under 30 mins). Cash or land contract available—contact us for terms.

20. 2025-09-25
    status Pending 658-char remark

    Show marketing remark (658 chars)

    Investor Special! Bring your inspiration and some elbow grease to this peaceful 0.30-acre parcel in Moffatt Township. Nestled between the former town hall and church, it offers a quiet reprieve from the hustle and bustle. A 2-bedroom, 1-bath mobile home sits on the property; the structure has little to no value and title does not convey. Well and septic are present, and electric is disconnected but available. Conveniently located just 30 minutes from Rifle River State Park, and within easy reach of Standish (20 mins), West Branch (25 mins), Bay City (45 mins), and Lake Huron (under 30 mins). Cash or land contract available—contact us for terms.

21. 2025-09-15
    listed $15,000 Active 658-char remark

    Show marketing remark (658 chars)

    Investor Special! Bring your inspiration and some elbow grease to this peaceful 0.30-acre parcel in Moffatt Township. Nestled between the former town hall and church, it offers a quiet reprieve from the hustle and bustle. A 2-bedroom, 1-bath mobile home sits on the property; the structure has little to no value and title does not convey. Well and septic are present, and electric is disconnected but available. Conveniently located just 30 minutes from Rifle River State Park, and within easy reach of Standish (20 mins), West Branch (25 mins), Bay City (45 mins), and Lake Huron (under 30 mins). Cash or land contract available—contact us for terms.

ⓘ 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: $247 · $21/mo
• Projected year-2 tax: $505 · $42/mo
• Expected delta: +$258/yr (+$21/mo · 104.5%)

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

Taxation est. · year 1

• Rental income: $10,629
• − Mortgage interest: −$2,773
• − Property taxes: −$247
• − Insurance: −$248
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,440
• Taxable income: $4,222
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $3,775/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: Standish-Sterling Community Schools
• NCES district ID: 2632940
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $39,526
• Composite: 36.76/100
• National rank: #4573
• State rank: #168 of 540 in MI

Livability — Moffatt

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

Census & demographics

• Population (ZIP): 3,261

Population outlook (Arenac County) Hauer SSP2

• Today (2025): 14,036 people
• By 2030: 13,189 · -6.0%
• By 2040: 11,309 · -19.4%
• By 2050: 9,616 · -31.5%
• By 2075: 6,776 · -51.7%
• By 2100: 4,997 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Arenac

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.3%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+35.7 2016: R+33.1 2012: R+4.9 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.02%
• Current HPI: 125.4127
• 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

+230.0% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $49,500 MiRealSource-MiMLS
• 2026-03-16 Listed $52,000 MiRealSource-MiMLS
• 2025-10-02 Sold (Public Records) $12,000 Public Records
• 2025-10-02 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2025-09-25 Pending — MiRealSource-MiMLS
• 2025-09-15 Listed $15,000 MiRealSource-MiMLS

Property tax history

-0.4%/yr

Latest (2024): $247 · +5.8% YoY. Source: county tax records.