2363 Piper Dr · Richfield, MI 48656

$70,000

3 bd · 1.0 ba · 1,044 sqft · Manufactured public records · 10 Days on market

9,583 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great up north property with LOTS of potential! All appliances stay, 3 bedroom and 1 bath. Large outbuilding with a wood stove inside. Great home, or perfect for a country get away! The detached garage/barn is 41.5x 20. All information is estimated, buyer and buyers agent to verify. Within 3 minutes to Downtown St. Helens and near the St. Helens ORV Trails. 5 minutes from I-75.

Key facts

• Wood stove
• Near orv trails
• Detached garage

Tags

• DETACHED GARAGE
• WOOD STOVE
• NEAR ORV TRAILS
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Roscommon Area Public Schools (rural): math 30% / reading 44% proficiency, ranked #270 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roscommon Elementary School (math 34% / reading 24%, grade F, #866 of 1,397 statewide, top 65%, 266 students, 58% FRL); Roscommon Middle School (math 26% / reading 40%, grade F, #306 of 493 statewide, top 63%, 192 students, 55% FRL); Roscommon High School (math 32% / reading 57%, grade F, #214 of 713 statewide, top 36%, 363 students, 51% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 76 active listings in the ZIP; 73 units permitted in Roscommon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Roscommon County population projected at -21% 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y ago 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.
• Current owner paid $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $70,000

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: 1.47% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $8,003
• Equity at exit: $10,437

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $31,970
• Equity at exit: $6,052

Cash invested: $19,600 (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 48656

• Home prices YoY: -8.6%
• Active inventory: 76
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $303

Break-even live

Break-even rent $648

Max offer price $70,000

Occupancy floor 66%

Sensitivity live

Price	-10% $343	-5% $323	+0% $303	+5% $283	+10% $264
Rent	-10% $222	-5% $262	+0% $303	+5% $344	+10% $385
Rate	-1.0pp $338	-0.5pp $321	base $303	+0.5pp $285	+1.0pp $267

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $70,000 Active 10 DOM
2. 2026-06-21
   days on market $70,000 Active 9 DOM
3. 2026-06-21
   pricedays on market $70,000 Active 8 DOM
4. 2026-06-18
   days on market $75,000 Active 6 DOM
5. 2026-06-17
   days on market $75,000 Active 5 DOM
6. 2026-06-16
   days on market $75,000 Active 4 DOM
7. 2026-06-15
   days on market $75,000 Active 3 DOM
8. 2026-06-12
   pricelisting id $75,000 Active 1 DOM
9. 2026-06-09
   remarks 635-char remark
10. 2026-06-09
    listed $69,000 Active 1 DOM

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $12,377
• − Mortgage interest: −$3,921
• − Property taxes: −$1,384
• − Insurance: −$350
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,036
• Taxable income: $2,705
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $2,990/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: Roscommon Area Public Schools
• NCES district ID: 2615830
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,914
• Composite: 30.7/100
• National rank: #6172
• State rank: #270 of 540 in MI

Livability — Richfield

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

Census & demographics

• Census place: St. Helen, MI
• Population (ZIP): 3,872

Population outlook (Roscommon County) Hauer SSP2

• Today (2025): 22,249 people
• By 2030: 21,206 · -4.7%
• By 2040: 19,070 · -14.3%
• By 2050: 17,564 · -21.1%
• By 2075: 15,420 · -30.7%
• By 2100: 13,168 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 7% Slovak 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Roscommon

• 2024 margin: Solid R (+32.9) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: 2.5pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+30.0 2016: R+29.6 2012: R+3.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.98%
• Current HPI: 319.603
• 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

+103.5% since first listed

12 events — show timeline

• 2026-06-10 Listed $69,000 FSBO.com
• 2022-01-27 Sold (MLS) $35,000 REALCOMP
• 2022-01-27 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2022-01-27 Sold (MLS) $35,000 SW Michigan MLS
• 2022-01-27 Sold (MLS) $35,000 AAMLS
• 2022-01-27 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2021-11-17 Listed $42,900 REALCOMP
• 2021-11-17 Listed $42,900 MiRealSource-MiMLS
• 2021-11-17 Listed $42,900 SW Michigan MLS
• 2021-11-17 Listed $42,900 AAMLS
• 2021-11-17 Listed $42,900 MiRealSource-MiMLS
• 2005-08-19 Sold (Public Records) $33,900 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,384 · +1.8% YoY. Source: county tax records.