4056 N Three Rivers Rd · Clement, MI 48624

$120,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 30 Days on market

Built 1950 Fair condition 0.33 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet little gem with 864 sf and 2 bedrooms, 1 bathroom on very nice shaded lot with big trees and plenty of parking! Just a few minutes from town, don't let this one get away! Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. As is sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Lot approximately 0.33 acres (143 x 100)
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Detached 2-car garage
• Security: Security features not provided
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Composition roof; Other roof type

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Ground-level entry; Total of 4 rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (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.
• West Branch-Rose City Area Schools (rural): math 27% / reading 43% proficiency, ranked #306 of 540 in MI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $305,856
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Sioux Dr	0.36mi	1/1.0 (-1)	867 (+0%)	24mo	$160,000	$185	58
4318 Mohawk Trl	0.57mi	2/1.0	736 (-15%)	8mo	$260,500	$354	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: 14.3%
• Equity multiple: 1.57×
• Total profit: $19,187
• Equity at exit: $17,892

10-year hold

• IRR: 23.0%
• Equity multiple: 2.98×
• Total profit: $66,529
• Equity at exit: $10,375

Cash invested: $33,600 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 287
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $606

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 30 DOM
2. 2026-06-17
   days on market $120,000 Active 29 DOM
3. 2026-06-16
   days on market $120,000 Active 28 DOM
4. 2026-06-15
   days on market $120,000 Active 27 DOM
5. 2026-06-13
   days on market $120,000 Active 25 DOM
6. 2026-06-12
   days on market $120,000 Active 24 DOM
7. 2026-06-09
   days on market $120,000 Active 21 DOM
8. 2026-06-08
   days on market $120,000 Active 20 DOM
9. 2026-06-07
   days on market $120,000 Active 19 DOM
10. 2026-06-07
    days on market $120,000 Active 18 DOM
11. 2026-06-04
    days on market $120,000 Active 15 DOM
12. 2026-06-02
    days on market $120,000 Active 14 DOM
13. 2026-06-01
    days on market $120,000 Active 13 DOM
14. 2026-05-31
    days on market $120,000 Active 12 DOM
15. 2026-05-31
    days on market $120,000 Active 11 DOM
16. 2026-05-19
    listed $120,000 Active

    Show marketing remark (463 chars)

    Sweet little gem with 864 sf and 2 bedrooms, 1 bathroom on very nice shaded lot with big trees and plenty of parking! Just a few minutes from town, don't let this one get away! Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. As is sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing.

17. 2026-05-19
    listed $120,000 Active 463-char remark

    Show marketing remark (463 chars)

    Sweet little gem with 864 sf and 2 bedrooms, 1 bathroom on very nice shaded lot with big trees and plenty of parking! Just a few minutes from town, don't let this one get away! Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. As is sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,804
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$3,491
• Taxable income: $5,702
• Est. tax owed @ 24.0%: −$1,369
• After-tax cash flow: $5,905/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 · 3 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including a new roof, exterior painting, and HVAC unit replacement. While it has potential, the current condition is holding back its value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential leaks.
• Major siding — Peeling and chipping paint indicate severe deterioration and need for replacement.
• Major flooring — Worn and possibly damaged flooring requires replacement or repair.
• Major interior walls — Signs of wear and discoloration suggest significant damage and need for repainting or replacement.
• Major landscaping — Overgrown and unkempt landscaping requires trimming and clearing.
• Major HVAC unit — Old and possibly in need of maintenance or replacement.
• Major foundation — Signs of settling and possible structural issues require inspection and repair.

Value-add opportunities

• Both Painting the exterior — Fresh paint can significantly improve the curb appeal and resale value.
• Both Landscaping and clearing debris — A well-maintained yard and clear area around the house can enhance both resale and rental value.
• Both Re-roofing and repairing the HVAC unit — These repairs will address major issues and improve the home's functionality and comfort, increasing its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage and potential leaks.	Major	$15,000–50,000
siding · Peeling and chipping paint indicate severe deterioration and need for replacement.	Major	$15,000–50,000
flooring · Worn and possibly damaged flooring requires replacement or repair.	Major	$15,000–50,000
interior walls · Signs of wear and discoloration suggest significant damage and need for repainting or replacement.	Major	$15,000–50,000
landscaping · Overgrown and unkempt landscaping requires trimming and clearing.	Major	$15,000–50,000
HVAC unit · Old and possibly in need of maintenance or replacement.	Major	$15,000–50,000
foundation · Signs of settling and possible structural issues require inspection and repair.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting the exterior — Fresh paint can significantly improve the curb appeal and resale value. ↑
• Both Landscaping and clearing debris — A well-maintained yard and clear area around the house can enhance both resale and rental value. ↑
• Both Re-roofing and repairing the HVAC unit — These repairs will address major issues and improve the home's functionality and comfort, increasing its 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: West Branch-Rose City Area Schools
• NCES district ID: 2635850
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,145
• Composite: 29.15/100
• National rank: #6580
• State rank: #306 of 540 in MI

Livability — Clement

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

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $120,000 MiRealSource-MiMLS
• 2026-05-19 Listed $120,000 REALCOMP