4817 Interlake Dr · Oscoda, MI 48750

$125,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 41 Days on market

Built 1955 0.45 ac lot Est $125k · at est.

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Why this score? — see what drove the D 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 +16.7/30.0
• ARV discount +7.6/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated 2 bedroom home with one full bath. New HW Heater, Furnace & Central Air in 2019, New plumbing in 2025, New Garage Door & opener in 2026. Quartz Kitchen countertops, wood floors, laundry room with washer & dryer. Nice L-shaped composite deck, 16x24 Garage. Move in Condition. Lake Huron Access on US-23 at 3 Mile Park.

Key facts

• Plumbing
• Hw heater
• Furnace

Tags

• HW HEATER
• FURNACE
• CENTRAL AIR
• PLUMBING
• GARAGE DOOR
• COMPOSITE DECK

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 garage space)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One and one-half stories; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Deck; Porch; Shed(s); Waterfront access on Lake Huron; Frontage: 30' on the water; Lot dimensions approximately 100 x 198

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Microwave; Oven; Refrigerator; Range; Washer; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $79 ($945/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (14.4% below list).
• Recommended offer: $107k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.8% in Oscoda — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#641 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Oscoda Area Schools (rural): math 31% / reading 38% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richardson Elementary School (math 37% / reading 35%, grade F, #725 of 1,397 statewide, top 52%, 672 students, 68% FRL); Oscoda Area High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 477 students, 64% FRL).
• Market conditions: 134 active listings in the ZIP; 58 units permitted in Iosco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iosco County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) 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.
• Current owner paid $44k; list at $125k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,056 (14.4% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.86% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4817 Interlake Dr	0.00mi	2/1.0	720 (0%)	1mo	$125,000	$174	100

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-15,283
• Equity at exit: $18,638

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-7,026
• Equity at exit: $10,808

Cash invested: $35,000 (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 48750

• Active inventory: 134
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $79

Break-even live

Break-even rent $971

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $150	-5% $114	+0% $79	+5% $43	+10% $8
Rent	-10% $-6	-5% $36	+0% $79	+5% $121	+10% $163
Rate	-1.0pp $142	-0.5pp $111	base $79	+0.5pp $46	+1.0pp $13

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   status $125,000 Pending 41 DOM
2. 2026-06-01
   days on market $125,000 Active Under Contract 41 DOM
3. 2026-05-31
   days on market $125,000 Active Under Contract 40 DOM
4. 2026-05-31
   days on market $125,000 Active Under Contract 39 DOM
5. 2026-04-24
   historical Active Under Contract

   Show marketing remark (350 chars)

   Nicely updated 2 bedroom home with one full bath. New HW Heater, Furnace & Central Air in 2019, New plumbing in 2025, New Garage Door & opener in 2026. Quartz Kitchen countertops, wood floors, laundry room with washer & dryer. Nice L-shaped composite deck, 16x24 Garage. Move in Condition. Lake Huron Access on US-23 at 3 Mile Park.

6. 2026-04-24
   historical Accepting Backup Offers 350-char remark

   Show marketing remark (350 chars)

   Nicely updated 2 bedroom home with one full bath. New HW Heater, Furnace & Central Air in 2019, New plumbing in 2025, New Garage Door & opener in 2026. Quartz Kitchen countertops, wood floors, laundry room with washer & dryer. Nice L-shaped composite deck, 16x24 Garage. Move in Condition. Lake Huron Access on US-23 at 3 Mile Park.

7. 2026-04-20
   listed $125,000 Active

   Show marketing remark (350 chars)

   Nicely updated 2 bedroom home with one full bath. New HW Heater, Furnace & Central Air in 2019, New plumbing in 2025, New Garage Door & opener in 2026. Quartz Kitchen countertops, wood floors, laundry room with washer & dryer. Nice L-shaped composite deck, 16x24 Garage. Move in Condition. Lake Huron Access on US-23 at 3 Mile Park.

8. 2026-04-20
   listed $125,000 Active 350-char remark

   Show marketing remark (350 chars)

   Nicely updated 2 bedroom home with one full bath. New HW Heater, Furnace & Central Air in 2019, New plumbing in 2025, New Garage Door & opener in 2026. Quartz Kitchen countertops, wood floors, laundry room with washer & dryer. Nice L-shaped composite deck, 16x24 Garage. Move in Condition. Lake Huron Access on US-23 at 3 Mile Park.

9. 2018-07-26
   soldstatus $44,000
10. 2007-02-01
    soldstatus $32,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$606/yr (+$51/mo · 85.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 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: $12,847
• − Mortgage interest: −$7,002
• − Property taxes: −$713
• − Insurance: −$625
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$3,636
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,229/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: Oscoda Area Schools
• NCES district ID: 2626970
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $36,275
• Composite: 28.6/100
• National rank: #6714
• State rank: #313 of 540 in MI

Livability — Oscoda

• Score: 57/100
• State rank: #641
• US rank: #21680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,281

Population outlook (Iosco County) Hauer SSP2

• Today (2025): 24,366 people
• By 2030: 23,622 · -3.1%
• By 2040: 22,021 · -9.6%
• By 2050: 20,877 · -14.3%
• By 2075: 18,792 · -22.9%
• By 2100: 15,465 · -36.5%

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 11% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Iosco

• 2024 margin: Solid R (+30.6) · D 34.0% · R 64.5% · Other 1.5%
• 2008→2024 swing: -35.7pp toward R · 2008: 5.1pp · 2024: -30.6pp
• All cycles: 2024: R+30.6 2020: R+28.6 2016: R+30.0 2012: R+5.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.75%
• Current HPI: 157.6759
• 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

+290.6% since first listed

6 events — show timeline

• 2026-04-24 Contingent — REALCOMP
• 2026-04-24 Contingent — MiRealSource-MiMLS
• 2026-04-20 Listed $125,000 MiRealSource-MiMLS
• 2026-04-20 Listed $125,000 REALCOMP
• 2018-07-26 Sold (Public Records) $44,000 Public Records
• 2007-02-01 Sold (Public Records) $32,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $713 · +3.4% YoY. Source: county tax records.