9301 Straw Rd · Curtis, MI 49820

$75,000

2 bd · 1.0 ba · 500 sqft · SingleFamily · 193 Days on market

Built 1960 ↓ 6% since listing

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.4/10.0
• 1% rule +5.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HANDYMAN SPECIAL! This Ranch home with attached garage is just waiting for the right person to finish it off. A lot has been done including a one-of-a-kind hand-crafted stone backsplash for the wood stove and knotty pine wood ceilings, insulation a few windows and doors too. This is a perfect location for all your recreational fun, good rental or flip house too. Straw road is located off main street in Curtis and is a dead-end road only a few miles long, ending at a sandy shore of Big Manistique Lake. This property is lined with trees for privacy with plenty of back yard woods to improve or build more. Vinyl siding is ready for the front of home; the rest is wood that can be saved. Locatio

Key facts

• Woodshed out back
• Built 1960
• Listed 193 days

Tags

• HAND-CRAFTED STONE BACKSPLASH
• KNOTTY PINE WOOD CEILINGS
• LINED WITH TREES FOR PRIVACY
• WOODSHED OUT BACK

Property features AI

Exterior

• Utilities: Well water; Septic tank; Electricity on property
• Home design: Single-family residence; Residential property
• Construction: Block foundation
• Exterior features: Few trees on the lot; Metal roof

Interior

• Kitchen: No appliances reported
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Propane and wood heat sources; No central cooling
• Interior features: Wood-frame windows; Wood-burning stove fireplace in the living room; Total of 5 rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($816 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tahquamenon Area Schools (town): math 23% / reading 37% proficiency, ranked #374 of 540 in MI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 41 units permitted in Mackinac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (2.7% local appreciation)).
• Mackinac County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.76×
• Total profit: $15,914
• Equity at exit: $32,471

10-year hold

• IRR: 15.6%
• Equity multiple: 3.23×
• Total profit: $46,889
• Equity at exit: $49,088

Cash invested: $21,000 (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 49820

• Home prices YoY: 2.2%
• Active inventory: 14
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $816 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $126

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 80%

Sensitivity live

Price	-10% $178	-5% $152	+0% $126	+5% $100	+10% $74
Rent	-10% $62	-5% $94	+0% $126	+5% $159	+10% $191
Rate	-1.0pp $164	-0.5pp $145	base $126	+0.5pp $107	+1.0pp $87

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $75,000 Active 193 DOM
2. 2026-06-18
   days on market $75,000 Active 191 DOM
3. 2026-06-17
   days on market $75,000 Active 190 DOM
4. 2026-06-16
   days on market $75,000 Active 189 DOM
5. 2026-06-15
   days on market $75,000 Active 188 DOM
6. 2026-06-13
   days on market $75,000 Active 186 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $75,000 Active 185 DOM

ⓘ 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 1/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,792
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$2,182
• Taxable income: $342
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $1,434/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: Tahquamenon Area Schools
• NCES district ID: 2625350
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $38,217
• Composite: 25.03/100
• National rank: #7553
• State rank: #374 of 540 in MI

Livability — Curtis

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

Census & demographics

• Population (ZIP): 180

Population outlook (Mackinac County) Hauer SSP2

• Today (2025): 10,449 people
• By 2030: 10,075 · -3.6%
• By 2040: 9,220 · -11.8%
• By 2050: 8,595 · -17.7%
• By 2075: 7,996 · -23.5%
• By 2100: 7,434 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7%
• Foreign-born: 4% · Canada

Political lean MEDSL · Mackinac

• 2024 margin: Strong R (+24.9) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -3.8pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.8 2016: R+27.2 2012: R+12.2 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.70%
• Current HPI: 124.8118
• 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

-6.1% since first listed

3 events — show timeline

• 2026-06-11 Relisted — EUPBR
• 2026-06-11 Price Changed $75,000 EUPBR
• 2025-08-20 Listed $79,900 EUPBR