109 Cadillac Ave · Roscommon, MI 48629

$75,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 22 Days on market

Built 1988

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bedroom 1 full bath home on single fenced lot with large wooden deck and less than 1 mile from Houghton lake shore line. metal roof, double hung, insulated vinyl windows. newer carpet and flooring. Vaulted ceilings, natural gas forced air furnace, central AC, sliding glass door leading out onto the oversized wooden deck. Home is close to shopping, dining, schools, library, golf course, ATV and snow mobile trails, Houghton lake, medical facilities, DNR boat launch, public beach area, state parks, and marina. Property will allow long, short and AirBnB rentals

Key facts

• Large wooden deck
• Metal roof
• Vaulted ceilings

Tags

• FENCED LOT
• LARGE WOODEN DECK
• METAL ROOF
• INSULATED VINYL WINDOWS
• VAULTED CEILINGS
• NATURAL GAS FORCED AIR FURNACE

Property features AI

Finance

• Other: Rented lot; Zoned RES

Exterior

• Parking: Paved parking
• Utilities: Well water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Located in Lakeview Heights subdivision
• Construction: 728 above-grade finished area
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Refrigerator; Oven; Range
• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air, natural gas); Ceiling fan(s)
• Interior features: Vaulted ceilings; Master bedroom on main level
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($768 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.3% in Roscommon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#250 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, 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: 161 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 $519 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-2,949
• Equity at exit: $11,183

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $9,220
• Equity at exit: $6,485

Cash invested: $21,000 (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 48629

• Home prices YoY: -16.1%
• Active inventory: 161
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $145

Break-even live

Break-even rent $585

Max offer price $75,000

Occupancy floor 76%

Sensitivity live

Price	-10% $187	-5% $166	+0% $145	+5% $124	+10% $102
Rent	-10% $84	-5% $115	+0% $145	+5% $175	+10% $206
Rate	-1.0pp $183	-0.5pp $164	base $145	+0.5pp $125	+1.0pp $106

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 22 DOM
2. 2026-06-17
   days on market $75,000 Active 21 DOM
3. 2026-06-16
   days on market $75,000 Active 20 DOM
4. 2026-06-15
   days on market $75,000 Active 19 DOM
5. 2026-06-13
   days on market $75,000 Active 17 DOM
6. 2026-06-12
   days on market $75,000 Active 16 DOM
7. 2026-06-09
   days on market $75,000 Active 13 DOM
8. 2026-06-08
   days on market $75,000 Active 12 DOM
9. 2026-06-07
   days on market $75,000 Active 11 DOM
10. 2026-06-07
    days on market $75,000 Active 10 DOM
11. 2026-06-04
    days on market $75,000 Active 7 DOM
12. 2026-06-02
    days on market $75,000 Active 6 DOM
13. 2026-06-01
    days on market $75,000 Active 5 DOM
14. 2026-05-31
    days on market $75,000 Active 4 DOM
15. 2026-05-31
    days on market $75,000 Active 3 DOM
16. 2026-05-22
    listed $75,000 Active

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $803 · $67/mo
• Expected delta: +$352/yr (+$29/mo · 78.0%)

ⓘ 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 · 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: $9,221
• − Mortgage interest: −$4,201
• − Property taxes: −$451
• − Insurance: −$375
• − Repairs & maintenance: −$738
• − Management: −$738
• − Depreciation: −$2,182
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $1,610/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 — Roscommon

• Score: 72/100
• State rank: #250
• US rank: #6191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houghton Lake, MI
• Population (ZIP): 7,922

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 5%
• Foreign-born: 1% · Canada, Jamaica

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: ▼ -58.09%
• Current HPI: 303.1638
• 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

1 event — show timeline

• 2026-05-22 Listed $75,000 WWMLS

Property tax history

+2.8%/yr

Latest (2025): $451 · +5.5% YoY. Source: county tax records.