1984 E Miller Rd · Mio, MI 48621

$114,900

3 bd · 1.5 ba · 1,194 sqft · SingleFamily public records · 152 Days on market

Built 1962 0.25 ac lot $96/sqft · 37% above area Est $102k · 13% over

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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 +21.7/30.0
• Appreciation +9.6/10.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0

Listing remarks MLS

This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

Key facts

• Vaulted ceilings
• Built-in closets
• 0.25 acre lot

Tags

• VAULTED CEILINGS
• BUILT-IN CLOSETS
• EASY-TO-MAINTAIN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $110k (4.3% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#557 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Fairview Area School District (rural): math 45% / reading 50% proficiency, ranked #244 of 760 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Oscoda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($794 loan paydown + $11k appreciation (9.3% local appreciation)).
• Oscoda County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1962 — 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: 0.96% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $102,000
• List price: $114,900
• Delta: 12.65%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2239 N E Miller Rd	0.57mi	2/2.0 (-1)	1,055 (-12%)	8mo	$155,000	$147	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.12×
• Total profit: $68,046
• Equity at exit: $97,449

10-year hold

• IRR: 24.3%
• Equity multiple: 6.91×
• Total profit: $190,204
• Equity at exit: $204,020

Cash invested: $32,172 (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 48621

• Home prices YoY: 4.6%
• Active inventory: 29
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $176

Break-even live

Break-even rent $877

Max offer price $114,900

Occupancy floor 79%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 E Miller Rd Unit MIL-2117 Fairview, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.33mi

Listing history 19 events

1. 2026-05-16
   status Pending 651-char remark

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

2. 2026-05-16
   status Pending 651-char remark

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

3. 2026-05-16
   status Pending

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

4. 2026-05-12
   status Active 651-char remark

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

5. 2026-05-12
   status Active 651-char remark

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

6. 2026-05-12
   status Active

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

7. 2026-05-06
   status Pending 651-char remark

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

8. 2026-05-06
   status Pending 651-char remark

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

9. 2026-05-06
   status Pending

   Show marketing remark (651 chars)

   This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

10. 2026-04-02
    price $114,900 651-char remark

    Show marketing remark (651 chars)

    This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

11. 2026-04-01
    price $114,900 651-char remark

    Show marketing remark (651 chars)

    This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

12. 2026-04-01
    price $114,900

    Show marketing remark (651 chars)

    This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

13. 2025-12-09
    listed $124,900 Active 651-char remark

    Show marketing remark (651 chars)

    This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

14. 2025-12-08
    listed $124,900 Active 651-char remark

    Show marketing remark (651 chars)

    This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

15. 2025-12-08
    listed $124,900 Active

    Show marketing remark (651 chars)

    This charming home in the heart of Fairview, Michigan offers a fantastic floor plan with vaulted ceilings in the kitchen and dining area, ample storage, including well-built built-in closets, and three spacious bedrooms along with two bathrooms. The 1.5-stall garage and easy-to-maintain yard add to its appeal. Its prime location allows for walking to local amenities such as the grocery store, party store, Dollar General, parks, tennis & pickleball courts, an ice rink with its own Zamboni, and a full-service gas station and auto repair shop that pumps your gas for free with full service. More pictures will be available the week of 1/5/26.

16. 2022-08-10
    soldstatus $85,000
17. 2021-03-09
    soldstatus $74,000
18. 2021-03-05
    soldstatus $72,000
19. 2020-03-20
    listed $74,000

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$630/yr (+$52/mo · 123.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,436
• − Property taxes: −$510
• − Insurance: −$574
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,343
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,059/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: Fairview Area School District
• NCES district ID: 2610560
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $35,353
• Composite: 41.42/100
• National rank: #7306
• State rank: #244 of 760 in MI

Livability — Mio

• Score: 61/100
• State rank: #557
• US rank: #17534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,087

Population outlook (Oscoda County) Hauer SSP2

• Today (2025): 7,410 people
• By 2030: 6,884 · -7.1%
• By 2040: 5,853 · -21.0%
• By 2050: 5,055 · -31.8%
• By 2075: 3,832 · -48.3%
• By 2100: 2,863 · -61.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Romanian 5% Italian 4%
• Foreign-born: 1% · Vietnam
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Oscoda

• 2024 margin: Solid R (+44.3) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -34.3pp toward R · 2008: -10.0pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+43.6 2016: R+44.3 2012: R+16.2 2008: R+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 210.9497
• 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

+55.3% since first listed

19 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — SW Michigan MLS
• 2026-05-12 Relisted — REALCOMP
• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-12 Relisted — SW Michigan MLS
• 2026-05-06 Pending — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — SW Michigan MLS
• 2026-04-02 Price Changed $114,900 MiRealSource-MiMLS
• 2026-04-01 Price Changed $114,900 REALCOMP
• 2026-04-01 Price Changed $114,900 SW Michigan MLS
• 2025-12-09 Listed $124,900 REALCOMP
• 2025-12-08 Listed $124,900 SW Michigan MLS
• 2025-12-08 Listed $124,900 MiRealSource-MiMLS
• 2022-08-10 Sold (Public Records) $85,000 Public Records
• 2021-03-09 Sold (Public Records) $74,000 Public Records
• 2021-03-05 Sold (MLS) $72,000 WWMLS
• 2020-03-20 Listed $74,000 WWMLS

Property tax history

+6.9%/yr

Latest (2025): $510 · -70.8% YoY. Source: county tax records.