1066 Oberlin Rd · Sage, MI 48624

$182,900

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 54 Days on market

Built 1976 1.00 ac lot $102/sqft · 35% below area Est $282k · 35% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• Schools +3.3/10.0
• 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

Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

Key facts

• Oak cabinetry
• Expansive kitchen
• Laundry room

Tags

• EXPANSIVE KITCHEN
• CENTER ISLAND
• OAK CABINETRY
• NEW WOOD FLOORING
• LAUNDRY ROOM
• VAULTED CEILING

Property features AI

Finance

• Other: Property sits on approximately 1.0 acre (about 43,560 sq ft); Approximately 200 feet of frontage; Below-grade area listed as 1,800 sq ft (finished below-grade listed as 0)

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic system
• Home design: One-story residential home; Built in 1976; Entry and main living on main level
• Construction: Vinyl siding exterior; Crawlspace and slab foundation
• Exterior features: Porch; Rural setting; Road frontage

Interior

• Kitchen: Wood-floor kitchen; Includes dishwasher, range/oven, and refrigerator; Owned water softener
• Bedrooms: Main-level bedrooms (3 total) — primary approx. 11 x 11, second approx. 10 x 12, third approx. 12 wide; Bedroom flooring: mostly wood; one bedroom carpeted
• Flooring: Hardwood throughout main living areas and most bedrooms; Carpet in at least one bedroom and in bathrooms
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Pellet stove; LP/Propane gas fuel
• Interior features: 9-foot-plus ceilings; Cathedral/vaulted ceiling; Hardwood floors
• Laundry & utility: Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $177k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Gladwin Community Schools (town): math 28% / reading 51% proficiency, ranked #232 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 $51k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $115k; list at $183k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $177,413 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $282,398
• List price: $182,900
• Delta: -35.23%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3840 Pratt Lake Rd	0.69mi	3/2.5	1,752 (-3%)	11mo	$299,900	$171	52

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $6,729
• Equity at exit: $27,271

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $52,477
• Equity at exit: $15,814

Cash invested: $51,212 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 287
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$959
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $572

Break-even live

Break-even rent $1,379

Max offer price $182,900

Occupancy floor 68%

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $182,900 Active 54 DOM
2. 2026-06-17
   days on market $182,900 Active 53 DOM
3. 2026-06-16
   days on market $182,900 Active 52 DOM
4. 2026-06-16
   price $182,900 Active 51 DOM
5. 2026-06-15
   days on market $189,900 Active 51 DOM
6. 2026-06-13
   days on market $189,900 Active 49 DOM
7. 2026-06-12
   days on market $189,900 Active 48 DOM
8. 2026-06-09
   days on market $189,900 Active 45 DOM
9. 2026-06-08
   days on market $189,900 Active 44 DOM
10. 2026-06-07
    days on market $189,900 Active 43 DOM
11. 2026-06-07
    days on market $189,900 Active 42 DOM
12. 2026-06-04
    days on market $189,900 Active 39 DOM
13. 2026-06-02
    days on market $189,900 Active 38 DOM
14. 2026-06-01
    days on market $189,900 Active 37 DOM
15. 2026-05-31
    days on market $189,900 Active 36 DOM
16. 2026-05-31
    days on market $189,900 Active 35 DOM
17. 2026-04-25
    listed $189,900 Active 1158-char remark
18. 2023-01-05
    soldstatus $115,000
19. 2022-11-21
    soldstatus $115,000 Sold 652-char remark

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

20. 2022-11-21
    soldstatus $115,000 Closed

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

21. 2022-10-08
    status Pending 652-char remark

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

22. 2022-10-08
    status Pending

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

23. 2022-10-03
    status Active 652-char remark

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

24. 2022-10-03
    status Active

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

25. 2022-09-19
    status Pending 652-char remark

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

26. 2022-09-19
    status Pending

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

27. 2022-09-13
    listed $124,900 Active 652-char remark

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

28. 2022-09-13
    listed $124,900 Active

    Show marketing remark (652 chars)

    Country living on Oberlin Rd! Come see this 3 bed, 2 bath Ranch home with 1800 sq ft of living space! Located in Sage Township on one acre and only 3 miles from the City of Gladwin. The home has on open kitchen with eat-in island, stainless appliances, wood laminate flooring, and attached dinning room. Vaulted ceilings in the spacious family room. Master bedroom has a full bath with shower and tub. Sliding glass door for direct access to back deck and large back yard. Steel roof and vinyl siding, and a shed for extra storage space! Enjoy the back yard or sit on your front porch and watch the quiet street! Call today for your private showing!

29. 2014-12-12
    historical
30. 2013-05-07
    listed $99,700
31. 2008-02-08
    soldstatus $54,600
32. 2006-02-20
    listed $59,900

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,731 · $144/mo
• Expected delta: +$1,086/yr (+$90/mo · 168.2%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 14 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: $25,235
• − Mortgage interest: −$10,245
• − Property taxes: −$645
• − Insurance: −$914
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,321
• Taxable income: $4,072
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $5,889/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: Gladwin Community Schools
• NCES district ID: 2615990
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $38,917
• Composite: 32.93/100
• National rank: #5595
• State rank: #232 of 540 in MI

Livability — Sage

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

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

+205.3% since first listed

17 events — show timeline

• 2026-06-16 Price Changed $182,900 MiRealSource-MiMLS
• 2026-04-25 Listed $189,900 MiRealSource-MiMLS
• 2023-01-05 Sold (Public Records) $115,000 Public Records
• 2022-11-21 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2022-11-21 Sold (MLS) $115,000 REALCOMP
• 2022-10-08 Pending — REALCOMP
• 2022-10-08 Pending — MiRealSource-MiMLS
• 2022-10-03 Relisted — REALCOMP
• 2022-10-03 Relisted — MiRealSource-MiMLS
• 2022-09-19 Pending — REALCOMP
• 2022-09-19 Pending — MiRealSource-MiMLS
• 2022-09-13 Listed $124,900 MiRealSource-MiMLS
• 2022-09-13 Listed $124,900 REALCOMP
• 2014-12-12 Listing Removed — MiRealSource-MiMLS
• 2013-05-07 Listed $99,700 MiRealSource-MiMLS
• 2008-02-08 Sold (Public Records) $54,600 Public Records
• 2006-02-20 Listed $59,900 MiRealSource-MiMLS

Property tax history

-1.5%/yr

Latest (2025): $645 · -60.3% YoY. Source: county tax records.