704 Delano Rd · Sims, MI 48703

$70,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 15 Days on market

Built 2022 1.83 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• 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

If you're looking for a country property with potential, this three-bedroom, one-bath single-wide manufactured home may be just what you're looking for. “The backyard also includes a fenced-in area, perfect for pets to enjoy safely. ”Situated on 1.8 acres, the property offers a peaceful setting where deer and wild turkeys are frequent visitors right in your own backyard. The home features three bedrooms, a full bath, and an open kitchen and living room area. While the home needs some work and updating, it provides an excellent opportunity for someone willing to invest a little effort to create a comfortable living space. A spacious 24 x 30' pole barn offers plenty of room for storage, vehicles, equipment, hobbies, or a workshop. Enjoy the beauty of nature, open space, and country living while putting your personal touch on this affordable property. Whether you're looking for a starter home, a weekend retreat, or an investment opportunity, this property is worth a look.

Key facts

• 24 x 30 pole barn
• Fenced-in area
• 1.83 acre lot

Tags

• FENCED-IN AREA
• 24 X 30 POLE BARN
• OPEN KITCHEN AND LIVING ROOM

Property features AI

Finance

• Other: Approximately 1.83 acre lot (200 x 400)

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One level
• Construction: Aluminum siding
• Exterior features: Deck; Porch; Fenced yard; Barn(s)

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating
• Interior features: Electric water heater; Oven; Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $70k).
• Recommended offer: $69k (1.5% 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.
• Au Gres-Sims School District (rural): math 29% / reading 52% proficiency, ranked #376 of 760 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 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 $484 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $25k; list at $70k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 5.9

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-3,709
• Equity at exit: $10,437

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $6,944
• Equity at exit: $6,052

Cash invested: $19,600 (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 48703

• Home prices YoY: -34.3%
• Active inventory: 100
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $118

Break-even live

Break-even rent $837

Max offer price $70,000

Occupancy floor 83%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $70,000 Active 15 DOM
2. 2026-06-17
   days on market $70,000 Active 14 DOM
3. 2026-06-16
   days on market $70,000 Active 13 DOM
4. 2026-06-15
   days on market $70,000 Active 12 DOM
5. 2026-06-13
   days on market $70,000 Active 10 DOM
6. 2026-06-12
   days on market $70,000 Active 9 DOM
7. 2026-06-09
   days on market $70,000 Active 6 DOM
8. 2026-06-08
   days on market $70,000 Active 5 DOM
9. 2026-06-07
   days on market $70,000 Active 4 DOM
10. 2026-06-07
    days on market $70,000 Active 3 DOM
11. 2026-06-04
    remarks 675-char remark
12. 2026-06-04
    listed $70,000 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: $1,679 · $140/mo
• Projected year-2 tax: $1,679 · $140/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 5/10 Major FEMA zone A · 48% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 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: $11,837
• − Mortgage interest: −$3,921
• − Property taxes: −$1,679
• − Insurance: −$1,852
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,036
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,306/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: Au Gres-Sims School District
• NCES district ID: 2603600
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 52% ▲ 18.00%
• Median HH income: $37,262
• Composite: 36.05/100
• National rank: #9513
• State rank: #376 of 760 in MI

Livability — Sims

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

Census & demographics

• Population (ZIP): 2,940

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 11% Lithuanian 8% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

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: ▼ -81.91%
• Current HPI: 157.0897
• 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

+75.4% since first listed

5 events — show timeline

• 2026-06-03 Listed $70,000 REALCOMP
• 2026-06-03 Listed $70,000 MiRealSource-MiMLS
• 2015-09-14 Sold (Public Records) $25,000 Public Records
• 2014-09-19 Listing Removed — MiRealSource-MiMLS
• 2014-03-19 Listed $39,900 MiRealSource-MiMLS

Property tax history

+18.0%/yr

Latest (2025): $1,679 · +0.1% YoY. Source: county tax records.