6095 N Stony Creek Rd · Woodland Beach, MI 48162

$75,000

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 154 Days on market

Built 1940 1.00 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one-story home presents an excellent opportunity for both investors and buyers looking to create value through renovation. Built in 1940, the property offers three bedrooms and one bathroom across its living space, all situated on a spacious one-acre lot that provides room for outdoor enjoyment, expansion of curb appeal, or long-term flexibility. The home is ready for updates and improvements, making it well suited for a buyer with vision. Its manageable size allows for a focused renovation scope, while the single-level layout supports functional living once updated. For investors, the property offers a clear value-add opportunity with defined rehab potential. For owner-occupants, it presents a chance to personalize a home and build equity through improvements over time. The generous lot size sets this property apart and adds to its long-term appeal, offering privacy and space that is increasingly hard to find. Whether the goal is resale, rental, or creating a personalized

Key facts

• Privacy and space
• Single level layout
• One story home

Tags

• ONE STORY HOME
• SPACIOUS ONE ACRE LOT
• SINGLE LEVEL LAYOUT
• DEFINED REHAB POTENTIAL
• GENEROUS LOT SIZE
• PRIVACY AND SPACE

Property features AI

Exterior

• Utilities: Public water; Electric service available
• Home design: Ranch style; Single-family residence; Residential property
• Construction: Built in 1940; Vinyl siding
• Exterior features: One-acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Second bedroom; Third bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Electricity available
• Interior features: Five total rooms; Slab basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (15.3% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $64k (15.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#256 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Jefferson Schools (Monroe) (rural): math 19% / reading 38% proficiency, ranked #358 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 126 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 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.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $75k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,504 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.44% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 5.8

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-16,037
• Equity at exit: $11,183

10-year hold

• IRR: -15.0%
• Equity multiple: 0.13×
• Total profit: $-18,244
• 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 48162

• Active inventory: 126
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$31
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-65

Break-even live

Break-even rent $1,159

Max offer price $63,504

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-44	+0% $-65	+5% $-86	+10% $-108
Rent	-10% $-150	-5% $-108	+0% $-65	+5% $-23	+10% $20
Rate	-1.0pp $-27	-0.5pp $-46	base $-65	+0.5pp $-85	+1.0pp $-104

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 38 events

1. 2026-06-19
   days on market $75,000 Active 154 DOM
2. 2026-06-18
   days on market $75,000 Active 153 DOM
3. 2026-06-17
   days on market $75,000 Active 152 DOM
4. 2026-06-16
   days on market $75,000 Active 151 DOM
5. 2026-06-15
   days on market $75,000 Active 150 DOM
6. 2026-06-14
   days on market $75,000 Active 148 DOM
7. 2026-06-12
   days on market $75,000 Active 147 DOM
8. 2026-06-09
   days on market $75,000 Active 144 DOM
9. 2026-06-08
   days on market $75,000 Active 143 DOM
10. 2026-06-07
    days on market $75,000 Active 142 DOM
11. 2026-06-03
    days on market $75,000 Active 138 DOM
12. 2026-06-02
    days on market $75,000 Active 137 DOM
13. 2026-06-01
    days on market $75,000 Active 136 DOM
14. 2026-05-31
    days on market $75,000 Active 135 DOM
15. 2026-05-30
    days on market $75,000 Active 134 DOM
16. 2026-03-21
    price $75,000 992-char remark

    Show marketing remark (992 chars)

    This one-story home presents an excellent opportunity for both investors and buyers looking to create value through renovation. Built in 1940, the property offers three bedrooms and one bathroom across its living space, all situated on a spacious one-acre lot that provides room for outdoor enjoyment, expansion of curb appeal, or long-term flexibility. The home is ready for updates and improvements, making it well suited for a buyer with vision. Its manageable size allows for a focused renovation scope, while the single-level layout supports functional living once updated. For investors, the property offers a clear value-add opportunity with defined rehab potential. For owner-occupants, it presents a chance to personalize a home and build equity through improvements over time. The generous lot size sets this property apart and adds to its long-term appeal, offering privacy and space that is increasingly hard to find. Whether the goal is resale, rental, or creating a personalized

17. 2026-03-20
    price $75,000 992-char remark

    Show marketing remark (992 chars)

    This one-story home presents an excellent opportunity for both investors and buyers looking to create value through renovation. Built in 1940, the property offers three bedrooms and one bathroom across its living space, all situated on a spacious one-acre lot that provides room for outdoor enjoyment, expansion of curb appeal, or long-term flexibility. The home is ready for updates and improvements, making it well suited for a buyer with vision. Its manageable size allows for a focused renovation scope, while the single-level layout supports functional living once updated. For investors, the property offers a clear value-add opportunity with defined rehab potential. For owner-occupants, it presents a chance to personalize a home and build equity through improvements over time. The generous lot size sets this property apart and adds to its long-term appeal, offering privacy and space that is increasingly hard to find. Whether the goal is resale, rental, or creating a personalized

18. 2026-03-20
    price $75,000

    Show marketing remark (992 chars)

    This one-story home presents an excellent opportunity for both investors and buyers looking to create value through renovation. Built in 1940, the property offers three bedrooms and one bathroom across its living space, all situated on a spacious one-acre lot that provides room for outdoor enjoyment, expansion of curb appeal, or long-term flexibility. The home is ready for updates and improvements, making it well suited for a buyer with vision. Its manageable size allows for a focused renovation scope, while the single-level layout supports functional living once updated. For investors, the property offers a clear value-add opportunity with defined rehab potential. For owner-occupants, it presents a chance to personalize a home and build equity through improvements over time. The generous lot size sets this property apart and adds to its long-term appeal, offering privacy and space that is increasingly hard to find. Whether the goal is resale, rental, or creating a personalized

19. 2026-01-16
    listed $80,000 Active 992-char remark

    Show marketing remark (992 chars)

    This one-story home presents an excellent opportunity for both investors and buyers looking to create value through renovation. Built in 1940, the property offers three bedrooms and one bathroom across its living space, all situated on a spacious one-acre lot that provides room for outdoor enjoyment, expansion of curb appeal, or long-term flexibility. The home is ready for updates and improvements, making it well suited for a buyer with vision. Its manageable size allows for a focused renovation scope, while the single-level layout supports functional living once updated. For investors, the property offers a clear value-add opportunity with defined rehab potential. For owner-occupants, it presents a chance to personalize a home and build equity through improvements over time. The generous lot size sets this property apart and adds to its long-term appeal, offering privacy and space that is increasingly hard to find. Whether the goal is resale, rental, or creating a personalized

20. 2026-01-16
    listed $80,000 Active 992-char remark

    Show marketing remark (992 chars)

    This one-story home presents an excellent opportunity for both investors and buyers looking to create value through renovation. Built in 1940, the property offers three bedrooms and one bathroom across its living space, all situated on a spacious one-acre lot that provides room for outdoor enjoyment, expansion of curb appeal, or long-term flexibility. The home is ready for updates and improvements, making it well suited for a buyer with vision. Its manageable size allows for a focused renovation scope, while the single-level layout supports functional living once updated. For investors, the property offers a clear value-add opportunity with defined rehab potential. For owner-occupants, it presents a chance to personalize a home and build equity through improvements over time. The generous lot size sets this property apart and adds to its long-term appeal, offering privacy and space that is increasingly hard to find. Whether the goal is resale, rental, or creating a personalized

21. 2026-01-16
    listed $80,000 Active

    Show marketing remark (992 chars)

    This one-story home presents an excellent opportunity for both investors and buyers looking to create value through renovation. Built in 1940, the property offers three bedrooms and one bathroom across its living space, all situated on a spacious one-acre lot that provides room for outdoor enjoyment, expansion of curb appeal, or long-term flexibility. The home is ready for updates and improvements, making it well suited for a buyer with vision. Its manageable size allows for a focused renovation scope, while the single-level layout supports functional living once updated. For investors, the property offers a clear value-add opportunity with defined rehab potential. For owner-occupants, it presents a chance to personalize a home and build equity through improvements over time. The generous lot size sets this property apart and adds to its long-term appeal, offering privacy and space that is increasingly hard to find. Whether the goal is resale, rental, or creating a personalized

22. 2017-09-24
    historical
23. 2017-09-23
    historical
24. 2017-04-07
    price $57,000
25. 2017-04-06
    status Active
26. 2017-04-06
    listed $57,000 Active
27. 2017-04-06
    historical
28. 2017-04-06
    listed $57,000
29. 2017-04-06
    historical
30. 2017-03-23
    historical
31. 2016-09-27
    status Active
32. 2016-09-23
    historical Keep Showing-Contgcy Appl
33. 2016-09-22
    listed $69,900 Active
34. 2016-09-21
    listed $57,000
35. 1995-10-04
    soldstatus $21,500
36. 1992-07-14
    soldstatus $16,500
37. 1992-06-01
    soldstatus $21,500
38. 1987-07-13
    soldstatus $16,500

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $763 · $64/mo
• Expected delta: +$392/yr (+$33/mo · 106.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,923
• − Mortgage interest: −$4,201
• − Property taxes: −$370
• − Insurance: −$5,900
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,182
• Taxable loss: −$1,798
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $-349/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: Jefferson Schools (Monroe)
• NCES district ID: 2619800
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $60,701
• Composite: 25.91/100
• National rank: #7338
• State rank: #358 of 540 in MI

Livability — Woodland Beach

• Score: 72/100
• State rank: #256
• US rank: #6362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 54,460 people
• Metro: Monroe, MI
• Population (ZIP): 28,156
• Household income: $67,876
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 828.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 6% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.11%
• Current HPI: 138.1795
• Rent YoY: —
• Metro: Monroe, MI
• 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

+354.5% since first listed

23 events — show timeline

• 2026-03-21 Price Changed $75,000 MiRealSource-MiMLS
• 2026-03-20 Price Changed $75,000 REALCOMP
• 2026-03-20 Price Changed $75,000 SW Michigan MLS
• 2026-01-16 Listed $80,000 REALCOMP
• 2026-01-16 Listed $80,000 SW Michigan MLS
• 2026-01-16 Listed $80,000 MiRealSource-MiMLS
• 2017-09-24 Listing Removed — MiRealSource-MiMLS
• 2017-09-23 Listing Removed — REALCOMP
• 2017-04-07 Price Changed $57,000 MiRealSource-MiMLS
• 2017-04-06 Relisted — MiRealSource-MiMLS
• 2017-04-06 Listed $57,000 MiRealSource-MiMLS
• 2017-04-06 Listing Removed — MiRealSource-MiMLS
• 2017-04-06 Listed $57,000 REALCOMP
• 2017-04-06 Listing Removed — REALCOMP
• 2017-03-23 Listing Removed — MiRealSource-MiMLS
• 2016-09-27 Relisted — MiRealSource-MiMLS
• 2016-09-23 Contingent — MiRealSource-MiMLS
• 2016-09-22 Listed $69,900 MiRealSource-MiMLS
• 2016-09-21 Listed $57,000 REALCOMP
• 1995-10-04 Sold (Public Records) $21,500 Public Records
• 1992-07-14 Sold (Public Records) $16,500 Public Records
• 1992-06-01 Sold (Public Records) $21,500 Public Records
• 1987-07-13 Sold (Public Records) $16,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $370 · -62.5% YoY. Source: county tax records.