2078 Aspen South Ln · Clio, MI 48420

$54,900

3 bd · 2.0 ba · 1,568 sqft · Other · 325 Days on market

Built 1999 $35/sqft · 43% above area Est $38k · 43% over ↓ 8% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bed / 2 Bath Home in Maple Run Park – Clio, MI Corner Lot | Updated Throughout | Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

Key facts

• Corner lot
• New roof
• Built 1999

Tags

• CORNER LOT
• GARDEN TUB WITH WORKING JETS
• SEPARATE SHOWER STALL
• REMODELED STANDARD TUB
• NEW ROOF
• NEW PAINT AND FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 4.7% in Clio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#332 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B+; Watch: schools D+, amenities F, commute F.
• Clio Area School District (suburban): math 27% / reading 44% proficiency, ranked #269 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.56%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $38,500
• List price: $54,900
• Delta: 42.60%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 3.11×
• Total profit: $32,373
• Equity at exit: $8,186

10-year hold

• IRR: 53.9%
• Equity multiple: 6.29×
• Total profit: $81,386
• Equity at exit: $4,747

Cash invested: $15,372 (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 48420

• Active inventory: 148
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $648

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 45%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-03
   statusdays on market $54,900 Pending 325 DOM
2. 2026-06-02
   days on market $54,900 Active 324 DOM
3. 2026-06-01
   days on market $54,900 Active 323 DOM
4. 2026-05-31
   days on market $54,900 Active 322 DOM
5. 2026-05-30
   days on market $54,900 Active 321 DOM
6. 2026-03-27
   price $54,900 937-char remark

   Show marketing remark (937 chars)

   Charming 3 Bed / 2 Bath Home in Maple Run Park – Clio, MI Corner Lot | Updated Throughout | Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

7. 2026-03-26
   price $54,900 947-char remark

   Show marketing remark (947 chars)

   Charming 3 Bed / 2 Bath Home in Maple Run Park "“ Clio, MI Corner Lot \ Updated Throughout \ Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

8. 2026-01-12
   status Active 947-char remark

   Show marketing remark (937 chars)

   Charming 3 Bed / 2 Bath Home in Maple Run Park – Clio, MI Corner Lot | Updated Throughout | Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

9. 2026-01-12
   status Active 937-char remark

   Show marketing remark (937 chars)

   Charming 3 Bed / 2 Bath Home in Maple Run Park – Clio, MI Corner Lot | Updated Throughout | Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

10. 2026-01-09
    historical 937-char remark

    Show marketing remark (947 chars)

    Charming 3 Bed / 2 Bath Home in Maple Run Park "“ Clio, MI Corner Lot \ Updated Throughout \ Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

11. 2026-01-09
    historical 947-char remark

    Show marketing remark (947 chars)

    Charming 3 Bed / 2 Bath Home in Maple Run Park "“ Clio, MI Corner Lot \ Updated Throughout \ Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

12. 2025-07-08
    listed $60,000 Active 947-char remark

    Show marketing remark (937 chars)

    Charming 3 Bed / 2 Bath Home in Maple Run Park – Clio, MI Corner Lot | Updated Throughout | Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

13. 2025-07-08
    listed $60,000 Active 937-char remark

    Show marketing remark (937 chars)

    Charming 3 Bed / 2 Bath Home in Maple Run Park – Clio, MI Corner Lot | Updated Throughout | Park Approval Required, Seller will pay your first month lot rent with accepted offer. Welcome to this beautifully maintained corner-lot home located on the corner quiet in Maple Run Park, Clio, MI. This spacious 3-bedroom, 2-bathroom home offers comfort, style, and many recent upgrades: Primary Suite: Garden tub with working jets, separate shower stall Second Bathroom: Standard tub (remodeled in 2024, new faucet in 2023) New Roof: Installed in September 2021 Interior Updates: New paint and flooring throughout (2021) Kitchen Upgrades: Brand new dishwasher (March 2024) Laundry: Brand new dryer (2024) and washing machine (2021) Driveway: Completely redone in May 2025 This home is move-in ready and offers a quiet setting. Buyer must be approved by Maple Run Park to move in. Don't miss your chance to own this well-kept gem!

ⓘ 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: $15,601
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,597
• Taxable income: $7,334
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $6,012/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: Clio Area School District
• NCES district ID: 2610110
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $51,368
• Composite: 30.83/100
• National rank: #6134
• State rank: #269 of 540 in MI

Livability — Clio

• Score: 69/100
• State rank: #332
• US rank: #8154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,213

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.27%
• Current HPI: 186.7816
• 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

-8.5% since first listed

8 events — show timeline

• 2026-03-27 Price Changed $54,900 MiRealSource-MiMLS
• 2026-03-26 Price Changed $54,900 REALCOMP
• 2026-01-12 Relisted — REALCOMP
• 2026-01-12 Relisted — MiRealSource-MiMLS
• 2026-01-09 Listing Removed — REALCOMP
• 2026-01-09 Listing Removed — MiRealSource-MiMLS
• 2025-07-08 Listed $60,000 REALCOMP
• 2025-07-08 Listed $60,000 MiRealSource-MiMLS

Property tax history

+4.4%/yr

Latest (2025): $31 · -45.7% YoY. Source: county tax records.