10118 E Airport Rd · St. Helen, MI 48656

$98,000

1 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 40 Days on market

0.94 ac lot $81/sqft · 29% below area Est $139k · 29% under ↓ 11% since listing

---

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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Schools +3.1/10.0
• 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

Charming opportunity just seconds from the ORV trails! This 2-bedroom, 1-bath home sits on a beautiful 1-acre lot, offering plenty of space to relax and enjoy the outdoors. With a little updating, this property has great potential to shine--perfect for a cozy up-north retreat or year-round living. Seller is offering a $2,000 credit toward new carpet to help you make it your own. Enjoy the convenience of trail access right nearby and all the perks of northern Michigan living!

Key facts

• 1 acre lot
• Trail access
• 0.94 acre lot

Tags

• 1 ACRE LOT
• TRAIL ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $95k (2.9% below list).
• Recommended offer: $95k (3.0% 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.
• Roscommon Area Public Schools (rural): math 30% / reading 44% proficiency, ranked #270 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 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 $678 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $138,683
• List price: $98,000
• Delta: -29.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9949 W Airport Rd	0.17mi	2/1.5 (+1)	1,120 (-8%)	18mo	$160,000	$143	57
1603 Flint Rd	0.44mi	2/1.0 (+1)	1,056 (-13%)	10mo	$135,000	$128	44
9577 W Pleasant Dr	0.64mi	2/1.0 (+1)	1,350 (+11%)	12mo	$89,000	$66	37
9865 Sutherby	0.45mi	2/1.0 (+1)	1,062 (-13%)	21mo	$110,000	$104	35

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-10,093
• Equity at exit: $14,612

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,323
• Equity at exit: $8,473

Cash invested: $27,440 (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 48656

• Home prices YoY: -8.6%
• Active inventory: 73
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$107 /mo · $1,278/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $91

Break-even live

Break-even rent $837

Max offer price $98,000

Occupancy floor 85%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   price $98,000 479-char remark

   Show marketing remark (479 chars)

   Charming opportunity just seconds from the ORV trails! This 2-bedroom, 1-bath home sits on a beautiful 1-acre lot, offering plenty of space to relax and enjoy the outdoors. With a little updating, this property has great potential to shine--perfect for a cozy up-north retreat or year-round living. Seller is offering a $2,000 credit toward new carpet to help you make it your own. Enjoy the convenience of trail access right nearby and all the perks of northern Michigan living!

2. 2026-04-17
   listed $110,000 Active 479-char remark

   Show marketing remark (479 chars)

   Charming opportunity just seconds from the ORV trails! This 2-bedroom, 1-bath home sits on a beautiful 1-acre lot, offering plenty of space to relax and enjoy the outdoors. With a little updating, this property has great potential to shine--perfect for a cozy up-north retreat or year-round living. Seller is offering a $2,000 credit toward new carpet to help you make it your own. Enjoy the convenience of trail access right nearby and all the perks of northern Michigan living!

ⓘ 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: $1,278 · $107/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$115/yr (+$10/mo · 9.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 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: $11,424
• − Mortgage interest: −$5,490
• − Property taxes: −$1,278
• − Insurance: −$490
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$2,851
• Taxable loss: −$513
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $1,213/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: Roscommon Area Public Schools
• NCES district ID: 2615830
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,914
• Composite: 30.7/100
• National rank: #6172
• State rank: #270 of 540 in MI

Livability — St. Helen

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

Census & demographics

• Census place: St. Helen, MI
• Population (ZIP): 3,872

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 7% Slovak 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -29.98%
• Current HPI: 319.603
• 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

-10.9% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $98,000 WWMLS
• 2026-04-17 Listed $110,000 WWMLS

Property tax history

+7.0%/yr

Latest (2025): $1,278 · +56.0% YoY. Source: county tax records.