3675 E Michigan Ave · Sims, MI 48703

$68,000

1 bd · 1.0 ba · 589 sqft · Condo · 80 Days on market

Built 1990 $115/sqft · 11% above area Est $61k · 11% over $117/mo HOA · 15% of rent

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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 +14.7/30.0
• 1% rule +6.3/10.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• ARV discount +2.5/15.0
• 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

Located on beautiful Saginaw Bay, this condo campground has been a favorite place to vacation since 1984. AuGres, also known as the "Walleye Capital. Includes a parkmodel w/ Florida room and a deluxe boat slip in Northport Marina within walking distance. It is a beautiful place to summer for snowbirds from down south & only an hour away from the Tri-Cities for those weekend getaways . Included amenities are: Clubhouse w/ laundry facilities, bathrooms & showers, meeting room, pavilion, horseshoe & fire pits, and a beautiful heated pool. Take a walk on our park/beach area 600'.

Key facts

• Private beach access
• 1,742 sq ft lot
• Built 1990

Tags

• PRIVATE BEACH ACCESS
• PRIVATE DOCK NUMBER 138

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $68k.

Deal economics

• At list price, monthly cash flow is $17 ($209/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($765 rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Au Gres-Sims School District (rural): math 29% / reading 52% proficiency, ranked #376 of 760 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Arenac County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 50 sale attempts since 18y ago; this cycle's ask is 196% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $68k implies a 240% gain — meaningful room to come down on a strong offer.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 7.4

CMA / ARV

• ARV (median comp): $61,236
• List price: $68,000
• Delta: 11.05%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-9,825
• Equity at exit: $10,139

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-6,786
• Equity at exit: $5,879

Cash invested: $19,040 (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 48703

• Home prices YoY: -34.3%
• Active inventory: 100
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $765 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$117
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $17

Break-even live

Break-even rent $743

Max offer price $68,000

Occupancy floor 93%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $117 · $1,404/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $68,000 Active 80 DOM
2. 2026-06-17
   days on market $68,000 Active 79 DOM
3. 2026-06-16
   days on market $68,000 Active 78 DOM
4. 2026-06-15
   days on market $68,000 Active 77 DOM
5. 2026-06-13
   days on market $68,000 Active 75 DOM
6. 2026-06-12
   days on market $68,000 Active 74 DOM
7. 2026-06-09
   days on market $68,000 Active 71 DOM
8. 2026-06-09
   remarks 433-char remark
9. 2026-06-08
   days on market $68,000 Active 70 DOM
10. 2026-06-07
    days on market $68,000 Active 69 DOM
11. 2026-06-07
    days on market $68,000 Active 68 DOM
12. 2026-06-04
    days on market $68,000 Active 65 DOM
13. 2026-06-02
    days on market $68,000 Active 64 DOM
14. 2026-06-01
    days on market $68,000 Active 63 DOM
15. 2026-05-31
    days on market $68,000 Active 62 DOM
16. 2026-05-31
    days on market $68,000 Active 61 DOM
17. 2017-07-28
    soldstatus $20,000 605-char remark

    Show marketing remark (605 chars)

    Located on beautiful Saginaw Bay, this condo campground has been a favorite place to vacation since 1984. AuGres, also known as the "Walleye Capital. Includes a parkmodel w/ Florida room and a deluxe boat slip in Northport Marina within walking distance. It is a beautiful place to summer for snowbirds from down south & only an hour away from the Tri-Cities for those weekend getaways . Included amenities are: Clubhouse w/ laundry facilities, bathrooms & showers, meeting room, pavilion, horseshoe & fire pits, and a beautiful heated pool. Take a walk on our park/beach area 600'.

18. 2016-08-22
    historical
19. 2016-08-22
    historical
20. 2015-05-21
    historical
21. 2015-05-21
    historical
22. 2015-02-23
    historical
23. 2015-02-23
    historical
24. 2014-05-23
    historical
25. 2013-12-10
    historical
26. 2013-10-17
    historical
27. 2013-09-17
    historical
28. 2013-09-15
    historical
29. 2013-09-06
    historical
30. 2013-09-05
    historical
31. 2013-06-28
    soldstatus $82,500
32. 2013-05-18
    historical
33. 2013-05-16
    listed $23,000 605-char remark

    Show marketing remark (605 chars)

    Located on beautiful Saginaw Bay, this condo campground has been a favorite place to vacation since 1984. AuGres, also known as the "Walleye Capital. Includes a parkmodel w/ Florida room and a deluxe boat slip in Northport Marina within walking distance. It is a beautiful place to summer for snowbirds from down south & only an hour away from the Tri-Cities for those weekend getaways . Included amenities are: Clubhouse w/ laundry facilities, bathrooms & showers, meeting room, pavilion, horseshoe & fire pits, and a beautiful heated pool. Take a walk on our park/beach area 600'.

34. 2013-05-16
    historical

    Show marketing remark (605 chars)

    Located on beautiful Saginaw Bay, this condo campground has been a favorite place to vacation since 1984. AuGres, also known as the "Walleye Capital. Includes a parkmodel w/ Florida room and a deluxe boat slip in Northport Marina within walking distance. It is a beautiful place to summer for snowbirds from down south & only an hour away from the Tri-Cities for those weekend getaways . Included amenities are: Clubhouse w/ laundry facilities, bathrooms & showers, meeting room, pavilion, horseshoe & fire pits, and a beautiful heated pool. Take a walk on our park/beach area 600'.

35. 2013-02-23
    listed $85,000
36. 2013-02-23
    listed $85,000
37. 2013-01-22
    historical
38. 2012-12-16
    historical
39. 2012-12-16
    historical
40. 2012-11-16
    listed $25,000
41. 2012-11-06
    soldstatus $30,000
42. 2012-11-06
    soldstatus $70,000
43. 2012-11-01
    listed $36,900
44. 2012-10-31
    listed $30,000
45. 2012-10-31
    listed $39,000
46. 2012-09-30
    listed $39,000
47. 2012-08-30
    soldstatus $30,000
48. 2012-08-01
    listed $14,000
49. 2012-07-25
    soldstatus $43,500
50. 2012-07-16
    listed $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,180
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$734
• − Management: −$734
• − HOA: −$1,404
• − Depreciation: −$1,978
• Taxable loss: −$840
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $411/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: Au Gres-Sims School District
• NCES district ID: 2603600
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 52% ▲ 18.00%
• Median HH income: $37,262
• Composite: 36.05/100
• National rank: #9513
• State rank: #376 of 760 in MI

Livability — Sims

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

Census & demographics

• Population (ZIP): 2,940

Population outlook (Arenac County) Hauer SSP2

• Today (2025): 14,036 people
• By 2030: 13,189 · -6.0%
• By 2040: 11,309 · -19.4%
• By 2050: 9,616 · -31.5%
• By 2075: 6,776 · -51.7%
• By 2100: 4,997 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 11% Lithuanian 8% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Arenac

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.3%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+35.7 2016: R+33.1 2012: R+4.9 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.91%
• Current HPI: 157.0897
• 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

-69.2% since first listed

99 events — show timeline

• 2017-07-28 Sold (MLS) $20,000 REALCOMP
• 2016-08-22 Listing Removed — MiRealSource-MiMLS
• 2016-08-22 Listing Removed — REALCOMP
• 2015-05-21 Listing Removed — MiRealSource-MiMLS
• 2015-05-21 Listing Removed — REALCOMP
• 2015-02-23 Listing Removed — MiRealSource-MiMLS
• 2015-02-23 Listing Removed — REALCOMP
• 2014-05-23 Listing Removed — MiRealSource-MiMLS
• 2013-12-10 Listing Removed — MiRealSource-MiMLS
• 2013-10-17 Listing Removed — MiRealSource-MiMLS
• 2013-09-17 Listing Removed — MiRealSource-MiMLS
• 2013-09-15 Listing Removed — MiRealSource-MiMLS
• 2013-09-06 Listing Removed — MiRealSource-MiMLS
• 2013-09-05 Listing Removed — MiRealSource-MiMLS
• 2013-06-28 Sold (MLS) $82,500 MiRealSource-MiMLS
• 2013-05-18 Listing Removed — MiRealSource-MiMLS
• 2013-05-16 Listing Removed — MiRealSource-MiMLS
• 2013-05-16 Listed $23,000 REALCOMP
• 2013-02-23 Listed $85,000 MiRealSource-MiMLS
• 2013-02-23 Listed $85,000 REALCOMP
• 2013-01-22 Listing Removed — MiRealSource-MiMLS
• 2012-12-16 Listing Removed — MiRealSource-MiMLS
• 2012-12-16 Listing Removed — MiRealSource-MiMLS
• 2012-11-16 Listed $25,000 MiRealSource-MiMLS
• 2012-11-06 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2012-11-06 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2012-11-01 Listed $36,900 MiRealSource-MiMLS
• 2012-10-31 Listed $30,000 MiRealSource-MiMLS
• 2012-10-31 Listed $39,000 MiRealSource-MiMLS
• 2012-09-30 Listed $39,000 MiRealSource-MiMLS
• 2012-08-30 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2012-08-01 Listed $14,000 MiRealSource-MiMLS
• 2012-07-25 Sold (MLS) $43,500 MiRealSource-MiMLS
• 2012-07-16 Listed $15,000 MiRealSource-MiMLS
• 2012-07-16 Listed $15,000 MiRealSource-MiMLS
• 2012-07-12 Listing Removed — MiRealSource-MiMLS
• 2012-06-22 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2012-06-01 Listed $85,000 MiRealSource-MiMLS
• 2012-05-22 Listed $95,000 MiRealSource-MiMLS
• 2012-04-23 Listing Removed — MiRealSource-MiMLS
• 2011-11-12 Listing Removed — MiRealSource-MiMLS
• 2011-11-12 Listing Removed — MiRealSource-MiMLS
• 2011-09-18 Listed $98,900 MiRealSource-MiMLS
• 2011-08-08 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2011-08-05 Listed $98,500 MiRealSource-MiMLS
• 2011-07-22 Listed $35,000 MiRealSource-MiMLS
• 2011-07-22 Listed $45,000 MiRealSource-MiMLS
• 2011-07-22 Listed $45,000 REALCOMP
• 2011-07-18 Sold (MLS) $31,000 MiRealSource-MiMLS
• 2011-07-16 Listing Removed — MiRealSource-MiMLS
• 2011-07-12 Listed $28,000 MiRealSource-MiMLS
• 2011-06-10 Listed $36,900 MiRealSource-MiMLS
• 2011-05-29 Listed $67,000 MiRealSource-MiMLS
• 2011-05-24 Listing Removed — MiRealSource-MiMLS
• 2010-10-15 Listed $43,000 MiRealSource-MiMLS
• 2010-10-01 Listed $48,000 MiRealSource-MiMLS
• 2010-09-30 Listed $49,900 MiRealSource-MiMLS
• 2010-09-29 Listed $39,000 MiRealSource-MiMLS
• 2010-09-29 Listed $39,900 MiRealSource-MiMLS
• 2010-09-29 Listed $59,900 MiRealSource-MiMLS
• 2010-09-29 Listed $49,900 MiRealSource-MiMLS
• 2010-09-29 Listed $49,900 REALCOMP
• 2010-09-28 Listed $55,000 MiRealSource-MiMLS
• 2010-09-26 Listed $33,900 MiRealSource-MiMLS
• 2010-09-24 Listed $48,500 MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-01 Listing Removed — MiRealSource-MiMLS
• 2010-09-01 Listing Removed — MiRealSource-MiMLS
• 2010-08-30 Listing Removed — MiRealSource-MiMLS
• 2010-08-17 Listing Removed — MiRealSource-MiMLS
• 2010-08-17 Listing Removed — MiRealSource-MiMLS
• 2010-08-15 Listed $25,000 MiRealSource-MiMLS
• 2010-08-15 Listed $25,000 MiRealSource-MiMLS
• 2010-07-16 Listed $48,500 MiRealSource-MiMLS
• 2010-05-15 Listed $25,000 MiRealSource-MiMLS
• 2010-05-15 Listed $25,000 MiRealSource-MiMLS
• 2010-04-27 Listed $49,900 MiRealSource-MiMLS
• 2010-03-19 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2009-05-29 Listed $42,000 MiRealSource-MiMLS
• 2009-01-23 Listed $72,000 MiRealSource-MiMLS
• 2008-08-28 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2008-08-28 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2008-05-30 Listed $28,900 MiRealSource-MiMLS
• 2008-05-29 Listed $48,000 MiRealSource-MiMLS
• 2008-05-21 Listed $48,000 MiRealSource-MiMLS
• 2008-05-21 Listed $59,900 MiRealSource-MiMLS
• 2008-05-08 Listed $55,000 MiRealSource-MiMLS
• 2008-05-03 Listed $55,000 MiRealSource-MiMLS
• 2008-04-23 Listed $65,000 MiRealSource-MiMLS
• 2008-04-23 Listed $59,000 MiRealSource-MiMLS
• 2008-04-21 Listed $65,000 MiRealSource-MiMLS
• 2008-04-11 Listed $65,000 MiRealSource-MiMLS