7136 Mapleview Cir W #65 · Brown City, MI 48416

$54,900

2 bd · 2.0 ba · 924 sqft · SingleFamily · 15 Days on market

Built 1992 Good condition 4,000 sqft lot Est $43k · 26% over

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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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

1992 HOLLY PARK Manufactured Home Vin # 01FR26286 on leased land in Maple-view Estates commonly know as 7136 Mapleview Circle West, # 65, Brown City, MI 48416 , on leased land in the community. . It has had recent upgrades new paint flooring and carpet, newer Furnace & Air , fresh paint, new carpeting and flooring were upgraded. Home has a large corner lot a covered entrance and a Metal roof It does not have any mineral rights included in the sale in Maple view Estates, This Home in Maple view Estates MHP is an all-family park with a community center and off-street parking, Lot Rents are currently $360 a month. Municipal water and sewers are provided and billed separately by Bro

Key facts

• 4,000 sq ft lot
• Built 1992
• Listed 15 days

Property features AI

Finance

• Financial info: Not provided
• HOA & community: Community clubhouse

Exterior

• Parking: No specific parking details provided
• Utilities: Public water; Natural gas; Electric water heater; Forced air heating
• Home design: Manufactured home in a park (MH Park); 1-story; Built in 1992; Located on leased land in Maple-view Estates (park lot)
• Construction: Vinyl siding exterior; Crawl space and piers foundation
• Exterior features: Vinyl siding; Paved street access; Frontage approximately 50 feet

Interior

• Kitchen: Kitchen (Entry level) — 8 x 10, laminate flooring; Range/Oven; Refrigerator
• Bedrooms: Bedroom 1 (Entry level) — 10 x 10, carpet; Bedroom 2 (Entry level) — 8 x 10, carpet
• Flooring: Laminate flooring in living room, dining room, kitchen, laundry, and one bathroom; Carpet in bedrooms; Other flooring in primary bathroom
• Bathrooms: 2 full bathrooms; Bathroom 1 (Entry level) — approximately 7 x 8, other flooring; Bathroom 2 (Entry level) — approximately 6 x 8, laminate flooring
• Heating & cooling: Forced air heating; Natural gas fuel; Electric water heater
• Interior features: 8 total rooms
• Laundry & utility: Laundry room (Entry level) — 8 x 5, laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#512 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Brown City Community Schools (rural): math 25% / reading 39% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 63 units permitted in Sanilac County in 2024 (0 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.
• Sanilac County population projected at -31% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.73% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.97%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $43,428
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4085 Mapleview Ct E	0.02mi	2/2.0	924 (0%)	12mo	$45,000	$49	89
7168 Mapleview Cir W	0.08mi	3/2.0 (+1)	950 (+3%)	10mo	$35,000	$37	78
4101 Mapleview Ct E	0.02mi	3/2.0 (+1)	1,000 (+8%)	4mo	$41,500	$42	77
7134 Mapleview Circle East Cir	0.04mi	2/2.0	980 (+6%)	13mo	$39,900	$41	77
7113 Mapleview Cir E	0.09mi	3/2.0 (+1)	980 (+6%)	9mo	$46,000	$47	73
4183 Second St	0.43mi	2/1.5	1,000 (+8%)	4mo	$187,000	$187	61
4297 Maple St	0.45mi	2/1.0	1,025 (+11%)	18mo	$97,000	$95	42

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: 23.3%
• Equity multiple: 1.96×
• Total profit: $14,754
• Equity at exit: $8,186

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $43,340
• 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 48416

• Home prices YoY: -16.8%
• Active inventory: 43
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $371

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 56%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7201 Maple Valley Rd Brown City, MI	2.0	1.0	850	$950	$1.12	1d	1	0.43mi

Listing history 7 events

1. 2026-06-07
   days on market $54,900 Active 15 DOM
2. 2026-06-04
   days on market $54,900 Active 12 DOM
3. 2026-06-03
   days on market $54,900 Active 11 DOM
4. 2026-06-02
   days on market $54,900 Active 10 DOM
5. 2026-06-01
   days on market $54,900 Active 9 DOM
6. 2026-05-31
   days on market $54,900 Active 8 DOM
7. 2026-05-23
   historical $54,900

ⓘ 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: $11,400
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,597
• Taxable income: $3,806
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $3,540/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent upgrades, making it move-in ready with a good resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and protects siding
• Both Replace satellite dish — Improves aesthetics and functionality
• Both Upgrade landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and protects siding ↑
• Both Replace satellite dish — Improves aesthetics and functionality ↑
• Both Upgrade landscaping — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brown City Community Schools
• NCES district ID: 2607040
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,588
• Composite: 27.29/100
• National rank: #7002
• State rank: #336 of 540 in MI

Livability — Brown City

• Score: 63/100
• State rank: #512
• US rank: #15324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brown City, MI
• City population: 5,216
• Population (ZIP): 5,216

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1% Russian/Polish/Slavic 0%

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.42%
• Current HPI: 205.2258
• 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

1 event — show timeline

• 2026-05-23 Coming Soon $54,900 MiRealSource-MiMLS