13885 Alaska Ave · Eagle, MI 48822

$104,299

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 71 Days on market

Built 2025

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brand new, 3 bed/2 bath home that offers the perfect blend of comfort, affordability, and modern living. This home boasts an open floor plan, new appliances, and access to community amenities. Don't miss out on the chance to make this charming and affordable residence your own. Schedule a showing today! * All photos and renderings shown are for illustration purposes only. Actual home may vary.

Key facts

• Pavilion
• Community center
• Basketball courts

Tags

• COMMUNITY CENTER
• BASKETBALL COURTS
• PLAYGROUND
• PAVILION
• ABRAMS MUNICIPAL AIRPORT
• LEDGE MEADOWS GOLF COURSE

Property features AI

Finance

• Other: Address: 13885 Alaska Ave, Eagle, MI 48822; Listing status: Active; Last modified: 2026-06-04
• Financial info: List price $104,299

Exterior

• Home design: Single-family property; Spec home, Plan: Capital Crossings
• Exterior features: Living area approximately 1,456

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Capital Crossings plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#480 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Portland Public Schools (town): math 30% / reading 50% proficiency, ranked #191 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $721 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,041 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.0

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $9,618
• Equity at exit: $15,551

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $42,582
• Equity at exit: $9,018

Cash invested: $29,204 (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 48822

• Home prices YoY: -18.2%
• Active inventory: 20
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$547
• Tax est. 1.5%: −$130 /mo · $1,564/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $416

Break-even live

Break-even rent $912

Max offer price $104,299

Occupancy floor 66%

Sensitivity live

Price	-10% $488	-5% $452	+0% $416	+5% $380	+10% $344
Rent	-10% $302	-5% $359	+0% $416	+5% $473	+10% $530
Rate	-1.0pp $469	-0.5pp $443	base $416	+0.5pp $389	+1.0pp $362

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: $26,075
• Closing costs: $3,129
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13531 Declaration Ct Eagle, MI	3.0–4.0	2.0	1456	$1,439	$0.99	11d	1	0.27mi

Listing history 6 events

1. 2026-06-10
   days on market $104,299 Active 71 DOM
2. 2026-06-09
   days on market $104,299 Active 70 DOM
3. 2026-06-08
   days on market $104,299 Active 69 DOM
4. 2026-06-07
   days on market $104,299 Active 68 DOM
5. 2026-06-05
   remarks 412-char remark
6. 2026-06-05
   listed $104,299 Active 65 DOM

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,268
• − Mortgage interest: −$5,842
• − Property taxes: −$1,564
• − Insurance: −$521
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,034
• Taxable income: $3,543
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,142/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: Portland Public Schools
• NCES district ID: 2629120
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $61,869
• Composite: 35.55/100
• National rank: #4905
• State rank: #191 of 540 in MI

Livability — Eagle

• Score: 64/100
• State rank: #480
• US rank: #13699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,410

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 7% Iranian 5% Romanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.86%
• Current HPI: 268.4386
• 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