9620 Main St · Burlington, MI 48727

$34,900

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 77 Days on market

Built 1900 0.32 ac lot $30/sqft · 71% below area

---

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
• Appreciation +7.4/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your ideas and make this house a home in the quaint Village of Clifford! This 4-bedroom, 1-bath property is full of potential and just waiting for the right touch. Enjoy morning coffee on the covered front porch and take advantage of the extra space with two lots - perfect for a garden, garage, or future expansion. A rare chance to create something special in a peaceful small-town setting. Bring your tools and your vision! House needs work!!

Key facts

• Covered front porch
• Two lots
• Garden

Tags

• COVERED FRONT PORCH
• TWO LOTS
• GARDEN
• FUTURE EXPANSION
• SMALL-TOWN SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#602 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Marlette Community Schools (rural): math 38% / reading 55% proficiency, ranked #142 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 152 units permitted in Lapeer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($241 loan paydown + $2k appreciation (4.9% local appreciation)).
• Lapeer County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 3.17% ✓
• Cap rate: 29.10%
• Cash-on-cash: 81.46%
• DSCR: 4.62
• GRM: 2.6

CMA / ARV

• ARV (median comp): $155,645
• List price: $34,900
• Delta: -77.58%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

4.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.3%
• Equity multiple: 6.12×
• Total profit: $50,034
• Equity at exit: $19,505

10-year hold

• IRR: 85.5%
• Equity multiple: 12.75×
• Total profit: $114,854
• Equity at exit: $33,441

Cash invested: $9,772 (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 48727

• Home prices YoY: 2.1%
• Active inventory: 6
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$14 /mo · $163/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $663

Break-even live

Break-even rent $267

Max offer price $34,900

Occupancy floor 35%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $34,900 Active 77 DOM
2. 2026-06-17
   days on market $34,900 Active 76 DOM
3. 2026-06-16
   days on market $34,900 Active 75 DOM
4. 2026-06-15
   days on market $34,900 Active 74 DOM
5. 2026-06-13
   days on market $34,900 Active 72 DOM
6. 2026-06-12
   days on market $34,900 Active 71 DOM
7. 2026-06-09
   days on market $34,900 Active 68 DOM
8. 2026-06-08
   days on market $34,900 Active 67 DOM
9. 2026-06-07
   days on market $34,900 Active 66 DOM
10. 2026-06-07
    days on market $34,900 Active 65 DOM
11. 2026-06-04
    days on market $34,900 Active 62 DOM
12. 2026-06-02
    days on market $34,900 Active 61 DOM
13. 2026-06-01
    days on market $34,900 Active 60 DOM
14. 2026-05-31
    days on market $34,900 Active 59 DOM
15. 2026-05-31
    days on market $34,900 Active 58 DOM
16. 2026-05-05
    price $34,900 451-char remark

    Show marketing remark (455 chars)

    Bring your ideas and make this house a home in the quaint Village of Clifford! This 4-bedroom, 1-bath property is full of potential and just waiting for the right touch. Enjoy morning coffee on the covered front porch and take advantage of the extra space with two lots—perfect for a garden, garage, or future expansion. A rare chance to create something special in a peaceful small-town setting. Bring your tools and your vision! House needs work!!

17. 2026-05-05
    price $34,900 455-char remark

    Show marketing remark (455 chars)

    Bring your ideas and make this house a home in the quaint Village of Clifford! This 4-bedroom, 1-bath property is full of potential and just waiting for the right touch. Enjoy morning coffee on the covered front porch and take advantage of the extra space with two lots—perfect for a garden, garage, or future expansion. A rare chance to create something special in a peaceful small-town setting. Bring your tools and your vision! House needs work!!

18. 2026-04-02
    listed $39,900 Active 451-char remark

    Show marketing remark (455 chars)

    Bring your ideas and make this house a home in the quaint Village of Clifford! This 4-bedroom, 1-bath property is full of potential and just waiting for the right touch. Enjoy morning coffee on the covered front porch and take advantage of the extra space with two lots—perfect for a garden, garage, or future expansion. A rare chance to create something special in a peaceful small-town setting. Bring your tools and your vision! House needs work!!

19. 2026-04-02
    listed $39,900 Active 455-char remark

    Show marketing remark (455 chars)

    Bring your ideas and make this house a home in the quaint Village of Clifford! This 4-bedroom, 1-bath property is full of potential and just waiting for the right touch. Enjoy morning coffee on the covered front porch and take advantage of the extra space with two lots—perfect for a garden, garage, or future expansion. A rare chance to create something special in a peaceful small-town setting. Bring your tools and your vision! House needs work!!

20. 2025-12-02
    soldstatus $25,000

ⓘ 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: $163 · $14/mo
• Projected year-2 tax: $350 · $29/mo
• Expected delta: +$187/yr (+$16/mo · 114.9%)

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

Taxation est. · year 1

• Rental income: $13,283
• − Mortgage interest: −$1,955
• − Property taxes: −$163
• − Insurance: −$174
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,015
• Taxable income: $7,850
• Est. tax owed @ 24.0%: −$1,884
• After-tax cash flow: $6,076/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: Marlette Community Schools
• NCES district ID: 2622860
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $40,389
• Composite: 38.9/100
• National rank: #4095
• State rank: #142 of 540 in MI

Livability — Burlington

• Score: 59/100
• State rank: #602
• US rank: #19757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clifford, MI
• Population (ZIP): 939

Population outlook (Lapeer County) Hauer SSP2

• Today (2025): 89,826 people
• By 2030: 89,535 · -0.3%
• By 2040: 86,695 · -3.5%
• By 2050: 80,566 · -10.3%
• By 2075: 65,783 · -26.8%
• By 2100: 46,584 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 8% Lithuanian 3% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lapeer

• 2024 margin: Solid R (+39.8) · D 29.5% · R 69.3% · Other 1.3%
• 2008→2024 swing: -36.8pp toward R · 2008: -3.0pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+36.3 2016: R+38.3 2012: R+11.5 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.87%
• Current HPI: 239.8716
• 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

+39.6% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $34,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $34,900 REALCOMP
• 2026-04-02 Listed $39,900 REALCOMP
• 2026-04-02 Listed $39,900 MiRealSource-MiMLS
• 2025-12-02 Sold (Public Records) $25,000 Public Records

Property tax history

-15.3%/yr

Latest (2025): $163 · -72.3% YoY. Source: county tax records.