8710 E Townline Lake Rd · Hamilton, MI 48625

$128,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 369 Days on market

Manufactured home Built 1970 0.34 ac lot $121/sqft · 12% below area Est $145k · 12% under ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +12.8/15.0
• Cash flow +7.2/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.4/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into easy living with this move-in-ready 2-bedroom home that offers a warm and welcoming open layout. The stylishly updated kitchen and bathroom feature modern touches and neutral tones that complement any taste. A full bathroom with convenient laundry keeps everything close at hand. Outside, a large 99x150 fenced yard provides room to garden, play, or just unwind. Relax on the deck with your morning coffee or evening meal while soaking in the sunset views. All set on a paved road in a peaceful location, this is comfortable living with all the right touches.

Key facts

• Fenced yard
• Large yard
• Open layout

Tags

• OPEN LAYOUT
• UPDATED KITCHEN
• UPDATED BATHROOM
• FENCED YARD
• LARGE YARD
• DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $74k (42.5% below list).
• Recommended offer: $74k (42.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Harrison Community Schools (town): math 17% / reading 28% proficiency, ranked #457 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robert M Larson Elementary School (606 students, 85% FRL); Harrison Middle School (math 21% / reading 34%, grade F, #363 of 493 statewide, top 75%, 282 students, 81% FRL); Harrison Community High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 341 students, 73% FRL).
• Market conditions: 247 active listings in the ZIP; 77 units permitted in Clare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clare County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,649 (42.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.58% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 14.5

CMA / ARV

• ARV (median comp): $144,999
• List price: $128,000
• Delta: -11.72%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-31,871
• Equity at exit: $19,085

10-year hold

• IRR: -23.7%
• Equity multiple: -0.18×
• Total profit: $-42,273
• Equity at exit: $11,067

Cash invested: $35,840 (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 48625

• Home prices YoY: -25.5%
• Active inventory: 247
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $736 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$53
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $-174

Break-even live

Break-even rent $956

Max offer price $97,321

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-137	+0% $-174	+5% $-210	+10% $-246
Rent	-10% $-232	-5% $-203	+0% $-174	+5% $-145	+10% $-115
Rate	-1.0pp $-109	-0.5pp $-141	base $-174	+0.5pp $-207	+1.0pp $-241

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $128,000 Active 369 DOM
2. 2026-06-21
   days on market $128,000 Active 368 DOM
3. 2026-06-21
   days on market $128,000 Active 367 DOM
4. 2026-06-18
   days on market $128,000 Active 365 DOM
5. 2026-06-17
   days on market $128,000 Active 364 DOM
6. 2026-06-16
   days on market $128,000 Active 363 DOM
7. 2026-06-15
   days on market $128,000 Active 362 DOM
8. 2026-06-13
   days on market $128,000 Active 360 DOM
9. 2026-06-12
   days on market $128,000 Active 359 DOM
10. 2026-06-09
    days on market $128,000 Active 356 DOM
11. 2026-06-08
    days on market $128,000 Active 355 DOM
12. 2026-06-07
    days on market $128,000 Active 354 DOM
13. 2026-06-07
    days on market $128,000 Active 353 DOM
14. 2026-06-04
    days on market $128,000 Active 350 DOM
15. 2026-06-02
    days on market $128,000 Active 349 DOM
16. 2026-06-01
    days on market $128,000 Active 348 DOM
17. 2026-05-31
    days on market $128,000 Active 347 DOM
18. 2026-05-31
    days on market $128,000 Active 346 DOM
19. 2025-11-25
    price $128,000 569-char remark

    Show marketing remark (569 chars)

    Step into easy living with this move-in-ready 2-bedroom home that offers a warm and welcoming open layout. The stylishly updated kitchen and bathroom feature modern touches and neutral tones that complement any taste. A full bathroom with convenient laundry keeps everything close at hand. Outside, a large 99x150 fenced yard provides room to garden, play, or just unwind. Relax on the deck with your morning coffee or evening meal while soaking in the sunset views. All set on a paved road in a peaceful location, this is comfortable living with all the right touches.

20. 2025-09-20
    price $128,500 569-char remark

    Show marketing remark (569 chars)

    Step into easy living with this move-in-ready 2-bedroom home that offers a warm and welcoming open layout. The stylishly updated kitchen and bathroom feature modern touches and neutral tones that complement any taste. A full bathroom with convenient laundry keeps everything close at hand. Outside, a large 99x150 fenced yard provides room to garden, play, or just unwind. Relax on the deck with your morning coffee or evening meal while soaking in the sunset views. All set on a paved road in a peaceful location, this is comfortable living with all the right touches.

21. 2025-08-06
    price $129,900 569-char remark

    Show marketing remark (569 chars)

    Step into easy living with this move-in-ready 2-bedroom home that offers a warm and welcoming open layout. The stylishly updated kitchen and bathroom feature modern touches and neutral tones that complement any taste. A full bathroom with convenient laundry keeps everything close at hand. Outside, a large 99x150 fenced yard provides room to garden, play, or just unwind. Relax on the deck with your morning coffee or evening meal while soaking in the sunset views. All set on a paved road in a peaceful location, this is comfortable living with all the right touches.

22. 2025-06-18
    listed $135,000 Active 569-char remark

    Show marketing remark (569 chars)

    Step into easy living with this move-in-ready 2-bedroom home that offers a warm and welcoming open layout. The stylishly updated kitchen and bathroom feature modern touches and neutral tones that complement any taste. A full bathroom with convenient laundry keeps everything close at hand. Outside, a large 99x150 fenced yard provides room to garden, play, or just unwind. Relax on the deck with your morning coffee or evening meal while soaking in the sunset views. All set on a paved road in a peaceful location, this is comfortable living with all the right touches.

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$800/yr (+$67/mo · 215.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $8,838
• − Mortgage interest: −$7,170
• − Property taxes: −$371
• − Insurance: −$640
• − Repairs & maintenance: −$707
• − Management: −$707
• − Depreciation: −$3,724
• Taxable loss: −$4,481
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $-1,009/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: Harrison Community Schools
• NCES district ID: 2617820
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $30,377
• Composite: 18.07/100
• National rank: #8977
• State rank: #457 of 540 in MI

Livability — Hamilton

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

Census & demographics

• Population (ZIP): 12,939

Population outlook (Clare County) Hauer SSP2

• Today (2025): 29,283 people
• By 2030: 28,199 · -3.7%
• By 2040: 25,722 · -12.2%
• By 2050: 23,372 · -20.2%
• By 2075: 18,569 · -36.6%
• By 2100: 14,320 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Clare

• 2024 margin: Solid R (+37.6) · D 30.5% · R 68.1% · Other 1.4%
• 2008→2024 swing: -42.4pp toward R · 2008: 4.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.8 2016: R+31.8 2012: R+4.8 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.38%
• Current HPI: 234.9586
• 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

-5.2% since first listed

4 events — show timeline

• 2025-11-25 Price Changed $128,000 MiRealSource-MiMLS
• 2025-09-20 Price Changed $128,500 MiRealSource-MiMLS
• 2025-08-06 Price Changed $129,900 MiRealSource-MiMLS
• 2025-06-18 Listed $135,000 MiRealSource-MiMLS

Property tax history

-6.6%/yr

Latest (2025): $371 · -76.9% YoY. Source: county tax records.