121 Cypress Dr · Prudenville, MI 48651

$82,875

4 bd · 2.5 ba · 1,562 sqft · SingleFamily public records · 139 Days on market

Built 1955 0.46 ac lot ↓ 30% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

Key facts

• Fenced yard
• Large living room
• Formal dining area

Tags

• LARGE LIVING ROOM
• FORMAL DINING AREA
• FULL UNFINISHED BASEMENT
• FENCED YARD

Property features AI

Exterior

• Utilities: Public water; Shared septic
• Home design: Single-family residence; One-and-a-half story
• Construction: Vinyl siding
• Exterior features: Deck; Porch; Fenced yard; Corner lot; Shed(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 8 total rooms; Full, unfinished basement with crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#369 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Houghton Lake Community Schools (rural): math 18% / reading 36% proficiency, ranked #410 of 540 in MI (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 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 $573 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $72,930 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1955 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.28% ✓
• Cap rate: 18.69%
• Cash-on-cash: 44.29%
• DSCR: 2.97
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $195,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Cypress Dr	0.00mi	4/2.0	1,562 (0%)	1mo	$73,001	$47	97
1758 W Nestel Rd	0.23mi	3/2.0 (-1)	1,537 (-2%)	10mo	$187,000	$122	71
1111 Woodsdale Dr	0.26mi	3/1.0 (-1)	1,560 (-0%)	15mo	$195,000	$125	64
108 Eighth St	0.57mi	4/2.0	1,620 (+4%)	6mo	$166,900	$103	60
233 Oakdale Dr	0.43mi	4/2.0	1,440 (-8%)	8mo	$165,000	$115	58
302 White Fawn Ct	0.56mi	3/2.0 (-1)	1,642 (+5%)	1mo	$369,000	$225	58
130 White Deer Trl	0.47mi	3/2.5 (-1)	1,633 (+4%)	10mo	$312,000	$191	57
2930 S Gladwin Rd	0.18mi	3/1.0 (-1)	1,700 (+9%)	12mo	$50,000	$29	56
1100 Cedar Ave	0.45mi	3/2.0 (-1)	1,664 (+6%)	8mo	$200,000	$120	55
310 White Fawn Ct	0.61mi	3/2.0 (-1)	1,552 (-1%)	15mo	$309,900	$200	51
2605 W Nestel Rd	0.73mi	3/2.5 (-1)	1,600 (+2%)	15mo	$280,000	$175	45
300 White Fawn Ct	0.53mi	3/3.0 (-1)	1,360 (-13%)	12mo	$325,000	$239	37

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: 41.3%
• Equity multiple: 2.78×
• Total profit: $41,191
• Equity at exit: $12,357

10-year hold

• IRR: 47.5%
• Equity multiple: 5.58×
• Total profit: $106,391
• Equity at exit: $7,166

Cash invested: $23,205 (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 48651

• Home prices YoY: -25.6%
• Active inventory: 86
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $857

Break-even live

Break-even rent $808

Max offer price $82,875

Occupancy floor 50%

Sensitivity live

Price	-10% $903	-5% $880	+0% $857	+5% $833	+10% $810
Rent	-10% $707	-5% $782	+0% $857	+5% $931	+10% $1,006
Rate	-1.0pp $898	-0.5pp $878	base $857	+0.5pp $835	+1.0pp $813

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: $20,719
• Closing costs: $2,486
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-05-04
   status Pending

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

2. 2026-05-04
   status Pending 621-char remark

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

3. 2026-04-21
   status Active

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

4. 2026-04-21
   status Back on Market 621-char remark

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

5. 2026-04-10
   status Pending

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

6. 2026-04-10
   status Pending 621-char remark

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

7. 2026-03-31
   price $82,875 621-char remark

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

8. 2026-03-31
   price $82,875

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

9. 2026-03-02
   price $87,750 621-char remark

   Show marketing remark (621 chars)

   Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

10. 2026-03-02
    price $87,750

    Show marketing remark (621 chars)

    Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

11. 2026-01-28
    price $92,625 621-char remark

    Show marketing remark (621 chars)

    Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

12. 2026-01-28
    price $92,625

    Show marketing remark (621 chars)

    Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

13. 2025-12-05
    listed $97,500 Active

    Show marketing remark (621 chars)

    Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

14. 2025-12-05
    listed $97,500 Active 621-char remark

    Show marketing remark (621 chars)

    Welcome to this spacious 4-bedroom, 2-bath home on 121 Cypress Dr. in Prudenville. Enjoy a bright and inviting layout featuring a large living room perfect for gathering, a formal dining area for entertaining, and a full unfinished basement offering endless possibilities for storage or future expansion. The fenced yard provides privacy and space for outdoor activities, while the property’s convenient location near the lake adds to its charm—ideal for enjoying Northern Michigan’s outdoor lifestyle. A wonderful opportunity to make this versatile home your own!

15. 2025-10-01
    price $157,000
16. 2025-09-19
    price $162,000
17. 2025-08-25
    price $164,500
18. 2025-08-18
    price $167,000
19. 2025-08-08
    price $169,000
20. 2025-07-28
    price $172,000
21. 2025-07-21
    price $174,000
22. 2025-07-07
    price $176,000
23. 2025-06-27
    price $181,000
24. 2025-06-25
    price $186,000
25. 2025-06-10
    price $187,000
26. 2006-01-06
    soldstatus $118,000

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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 3/10 Moderate
• 🌡 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: $22,707
• − Mortgage interest: −$4,642
• − Property taxes: −$2,030
• − Insurance: −$414
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$2,411
• Taxable income: $9,575
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $7,980/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: Houghton Lake Community Schools
• NCES district ID: 2618600
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $34,744
• Composite: 22.19/100
• National rank: #8158
• State rank: #410 of 540 in MI

Livability — Prudenville

• Score: 68/100
• State rank: #369
• US rank: #9621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prudenville, MI
• Population (ZIP): 4,331

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Slovak 4% Iranian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 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: ▼ -87.27%
• Current HPI: 252.9662
• 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

-29.8% since first listed

26 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-04-21 Relisted — REALCOMP
• 2026-04-21 Relisted — MiRealSource-MiMLS
• 2026-04-10 Pending — REALCOMP
• 2026-04-10 Pending — MiRealSource-MiMLS
• 2026-03-31 Price Changed $82,875 MiRealSource-MiMLS
• 2026-03-31 Price Changed $82,875 REALCOMP
• 2026-03-02 Price Changed $87,750 MiRealSource-MiMLS
• 2026-03-02 Price Changed $87,750 REALCOMP
• 2026-01-28 Price Changed $92,625 MiRealSource-MiMLS
• 2026-01-28 Price Changed $92,625 REALCOMP
• 2025-12-05 Listed $97,500 REALCOMP
• 2025-12-05 Listed $97,500 MiRealSource-MiMLS
• 2025-10-01 Price Changed $157,000 WWMLS
• 2025-09-19 Price Changed $162,000 WWMLS
• 2025-08-25 Price Changed $164,500 WWMLS
• 2025-08-18 Price Changed $167,000 WWMLS
• 2025-08-08 Price Changed $169,000 WWMLS
• 2025-07-28 Price Changed $172,000 WWMLS
• 2025-07-21 Price Changed $174,000 WWMLS
• 2025-07-07 Price Changed $176,000 WWMLS
• 2025-06-27 Price Changed $181,000 WWMLS
• 2025-06-25 Price Changed $186,000 WWMLS
• 2025-06-10 Price Changed $187,000 WWMLS
• 2006-01-06 Sold (Public Records) $118,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,030 · +3.4% YoY. Source: county tax records.