3739 Main St N · Akron, MI 48701

$134,900

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 108 Days on market

Built 1940 0.75 ac lot $101/sqft · at area comps Est $136k · at est.

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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 +19.1/30.0
• ARV discount +7.8/15.0
• DSCR +6.0/10.0
• Appreciation +5.4/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two level home in the village of Akron. 3 bedrooms, possibility 4th or office space. 2 bedrooms with walk in closets. A carriage barn with a loft, a little work would make a great work shop and garage. Home features natural gas forced air heat and central air conditioning, window updates, carpeting over wood floors on the first floor and wood floors also on the 2nd floor. Beautiful Oak Trim throughout the home. Home is in move in condition. Large yard with plenty of room for garden, play or whatever. Bathroom features over tub shower. Enclosed porches front and rear of home. Seller is motivated and is looking to relocate closer to their work.

Key facts

• Oak trim
• Barn type building
• Wood floors

Tags

• BARN TYPE BUILDING
• WINDOW UPDATES
• WOOD FLOORS
• OAK TRIM
• LARGE YARD
• MUD ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $143 ($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 $120k (10.9% below list).
• Recommended offer: $120k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#398 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, employment D+.
• Akron-Fairgrove Schools (rural): math 35% / reading 35% proficiency, ranked #464 of 760 in MI (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 56 units permitted in Tuscola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($933 loan paydown + $1k appreciation (0.9% local appreciation)).
• Tuscola County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $42k; list at $135k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,203 (10.9% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
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: 0.89% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $135,716
• List price: $134,900
• Delta: -0.60%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3752 Main St	0.06mi	3/2.0	1,200 (-10%)	6mo	$140,000	$117	71

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

Projected returns pro-forma

0.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.29×
• Total profit: $10,914
• Equity at exit: $45,335

10-year hold

• IRR: 10.0%
• Equity multiple: 2.21×
• Total profit: $45,519
• Equity at exit: $59,695

Cash invested: $37,772 (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 48701

• Home prices YoY: 0.5%
• Active inventory: 7
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $143

Break-even live

Break-even rent $1,021

Max offer price $134,900

Occupancy floor 83%

Sensitivity live

Price	-10% $220	-5% $181	+0% $143	+5% $105	+10% $67
Rent	-10% $48	-5% $96	+0% $143	+5% $191	+10% $238
Rate	-1.0pp $211	-0.5pp $178	base $143	+0.5pp $108	+1.0pp $73

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $134,900 Active 108 DOM
2. 2026-06-19
   days on market $134,900 Active 106 DOM
3. 2026-06-18
   days on market $134,900 Active 105 DOM
4. 2026-06-17
   days on market $134,900 Active 104 DOM
5. 2026-06-16
   days on market $134,900 Active 103 DOM
6. 2026-06-15
   days on market $134,900 Active 102 DOM
7. 2026-06-14
   days on market $134,900 Active 100 DOM
8. 2026-06-12
   days on market $134,900 Active 99 DOM
9. 2026-06-09
   days on market $134,900 Active 96 DOM
10. 2026-06-08
    days on market $134,900 Active 95 DOM
11. 2026-06-07
    days on market $134,900 Active 94 DOM
12. 2026-06-02
    days on market $134,900 Active 89 DOM
13. 2026-06-01
    days on market $134,900 Active 88 DOM
14. 2026-05-31
    days on market $134,900 Active 87 DOM
15. 2026-05-30
    days on market $134,900 Active 86 DOM
16. 2026-03-04
    listed $134,900 Active 650-char remark

    Show marketing remark (651 chars)

    Two level home in the village of Akron. 3 bedrooms, possibility 4th or office space. 2 bedrooms with walk in closets. A carriage barn with a loft, a little work would make a great work shop and garage. Home features natural gas forced air heat and central air conditioning, window updates, carpeting over wood floors on the first floor and wood floors also on the 2nd floor. Beautiful Oak Trim throughout the home. Home is in move in condition. Large yard with plenty of room for garden, play or whatever. Bathroom features over tub shower. Enclosed porches front and rear of home. Seller is motivated and is looking to relocate closer to their work.

17. 2026-03-04
    listed $134,900 Active 651-char remark

    Show marketing remark (651 chars)

    Two level home in the village of Akron. 3 bedrooms, possibility 4th or office space. 2 bedrooms with walk in closets. A carriage barn with a loft, a little work would make a great work shop and garage. Home features natural gas forced air heat and central air conditioning, window updates, carpeting over wood floors on the first floor and wood floors also on the 2nd floor. Beautiful Oak Trim throughout the home. Home is in move in condition. Large yard with plenty of room for garden, play or whatever. Bathroom features over tub shower. Enclosed porches front and rear of home. Seller is motivated and is looking to relocate closer to their work.

18. 2021-01-27
    historical
19. 2021-01-15
    listed $58,900 Active
20. 2008-11-30
    historical
21. 2008-08-09
    listed $78,900
22. 1999-05-14
    soldstatus $42,500

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$783/yr (+$65/mo · 152.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,424
• − Mortgage interest: −$7,556
• − Property taxes: −$512
• − Insurance: −$674
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,924
• Taxable loss: −$551
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,852/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: Akron-Fairgrove Schools
• NCES district ID: 2602010
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $40,975
• Composite: 32.12/100
• National rank: #10981
• State rank: #464 of 760 in MI

Livability — Akron

• Score: 67/100
• State rank: #398
• US rank: #10776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, MI
• Population (ZIP): 1,364

Population outlook (Tuscola County) Hauer SSP2

• Today (2025): 49,930 people
• By 2030: 47,294 · -5.3%
• By 2040: 41,504 · -16.9%
• By 2050: 35,560 · -28.8%
• By 2075: 24,455 · -51.0%
• By 2100: 16,507 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Native American 5% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Tuscola

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.3%
• 2008→2024 swing: -42.1pp toward R · 2008: -0.8pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+39.3 2016: R+38.0 2012: R+10.8 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.90%
• Current HPI: 186.291
• 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

+217.4% since first listed

7 events — show timeline

• 2026-03-04 Listed $134,900 REALCOMP
• 2026-03-04 Listed $134,900 MiRealSource-MiMLS
• 2021-01-27 Listing Removed — MiRealSource-MiMLS
• 2021-01-15 Listed $58,900 MiRealSource-MiMLS
• 2008-11-30 Listing Removed — REALCOMP
• 2008-08-09 Listed $78,900 REALCOMP
• 1999-05-14 Sold (Public Records) $42,500 Public Records

Property tax history

-7.1%/yr

Latest (2025): $512 · -26.4% YoY. Source: county tax records.