113 Birchwood Ave · Denton, MI 48651

$155,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 48 Days on market

10,454 sqft lot Est $128k · 21% over

---

Why this score? — see what drove the D 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated cottage, on two lots, just blocks from Houghton Lake is available with immediate occupancy. The sellers hooked up to natural gas and installed a wall furnace, so this place is ready for Michigan winters. Also new in the last 3 years: complete renovation of the bathroom, kitchen sink, garbage disposal, countertops, backsplash, painted cabinetry, most light fixtures, carpet, tile flooring in bathroom, water softener, and more. There's a Lifestyle screen with sliding door that easily attaches to the overhead frame which is perfect for bug season. The garage also has cabinets and countertops for storage and can be used as a rec room or would be a fun space for a tiki bar! The lot size is 100x100 giving you space for an additional garage. This home would make an ideal income property or simply enjoy it for yourself. Restaurants, golf, and shopping are easily walkable.

Key facts

• Partially furnished
• Orv trails
• Open floor plan

Tags

• ORV TRAILS
• OPEN FLOOR PLAN
• GAME ROOM
• RENTAL PROPERTY
• PARTIALLY FURNISHED
• UP NORTH LIVING

Property features AI

Exterior

• Parking: Attached garage (1.5 spaces)
• Utilities: Well water; Public sewer
• Home design: Single-family residential property
• Exterior features: Lot in Houghton Lake Forest subdivision (100 x 100 lot)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating; Wall furnace
• Interior features: Blinds on windows; Owned water softener
• Laundry & utility: Laundry on main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 84 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $127,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Oakwood Ave	0.17mi	2/1.0	832 (+7%)	13mo	$149,000	$179	70
118 Ottawa Ln	0.08mi	2/1.0	672 (-14%)	22mo	$110,000	$164	56
605 Cedar Ave	0.75mi	2/1.0	696 (-11%)	9mo	$105,000	$151	40

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-13,769
• Equity at exit: $23,111

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,746
• Equity at exit: $13,402

Cash invested: $43,400 (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 48651

• Home prices YoY: -25.6%
• Active inventory: 84
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$227 /mo · $2,721/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $177

Break-even live

Break-even rent $1,398

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 48 DOM
2. 2026-06-17
   days on market $155,000 Active 47 DOM
3. 2026-06-16
   days on market $155,000 Active 46 DOM
4. 2026-06-15
   days on market $155,000 Active 45 DOM
5. 2026-06-13
   days on market $155,000 Active 43 DOM
6. 2026-06-12
   days on market $155,000 Active 42 DOM
7. 2026-06-09
   days on market $155,000 Active 39 DOM
8. 2026-06-08
   days on market $155,000 Active 38 DOM
9. 2026-06-07
   days on market $155,000 Active 37 DOM
10. 2026-06-07
    pricedays on market $155,000 Active 36 DOM
11. 2026-06-04
    days on market $159,000 Active 33 DOM
12. 2026-06-02
    days on market $159,000 Active 32 DOM
13. 2026-06-01
    days on market $159,000 Active 31 DOM
14. 2026-05-31
    days on market $159,000 Active 30 DOM
15. 2026-05-31
    days on market $159,000 Active 29 DOM
16. 2026-05-01
    listed $159,000 Active
17. 2023-05-16
    soldstatus $142,500 Closed 884-char remark

    Show marketing remark (884 chars)

    Updated cottage, on two lots, just blocks from Houghton Lake is available with immediate occupancy. The sellers hooked up to natural gas and installed a wall furnace, so this place is ready for Michigan winters. Also new in the last 3 years: complete renovation of the bathroom, kitchen sink, garbage disposal, countertops, backsplash, painted cabinetry, most light fixtures, carpet, tile flooring in bathroom, water softener, and more. There's a Lifestyle screen with sliding door that easily attaches to the overhead frame which is perfect for bug season. The garage also has cabinets and countertops for storage and can be used as a rec room or would be a fun space for a tiki bar! The lot size is 100x100 giving you space for an additional garage. This home would make an ideal income property or simply enjoy it for yourself. Restaurants, golf, and shopping are easily walkable.

18. 2023-05-05
    status Pending 884-char remark

    Show marketing remark (884 chars)

    Updated cottage, on two lots, just blocks from Houghton Lake is available with immediate occupancy. The sellers hooked up to natural gas and installed a wall furnace, so this place is ready for Michigan winters. Also new in the last 3 years: complete renovation of the bathroom, kitchen sink, garbage disposal, countertops, backsplash, painted cabinetry, most light fixtures, carpet, tile flooring in bathroom, water softener, and more. There's a Lifestyle screen with sliding door that easily attaches to the overhead frame which is perfect for bug season. The garage also has cabinets and countertops for storage and can be used as a rec room or would be a fun space for a tiki bar! The lot size is 100x100 giving you space for an additional garage. This home would make an ideal income property or simply enjoy it for yourself. Restaurants, golf, and shopping are easily walkable.

19. 2023-04-12
    historical Active Under Contract 884-char remark

    Show marketing remark (884 chars)

    Updated cottage, on two lots, just blocks from Houghton Lake is available with immediate occupancy. The sellers hooked up to natural gas and installed a wall furnace, so this place is ready for Michigan winters. Also new in the last 3 years: complete renovation of the bathroom, kitchen sink, garbage disposal, countertops, backsplash, painted cabinetry, most light fixtures, carpet, tile flooring in bathroom, water softener, and more. There's a Lifestyle screen with sliding door that easily attaches to the overhead frame which is perfect for bug season. The garage also has cabinets and countertops for storage and can be used as a rec room or would be a fun space for a tiki bar! The lot size is 100x100 giving you space for an additional garage. This home would make an ideal income property or simply enjoy it for yourself. Restaurants, golf, and shopping are easily walkable.

20. 2023-04-05
    status Active 884-char remark

    Show marketing remark (884 chars)

    Updated cottage, on two lots, just blocks from Houghton Lake is available with immediate occupancy. The sellers hooked up to natural gas and installed a wall furnace, so this place is ready for Michigan winters. Also new in the last 3 years: complete renovation of the bathroom, kitchen sink, garbage disposal, countertops, backsplash, painted cabinetry, most light fixtures, carpet, tile flooring in bathroom, water softener, and more. There's a Lifestyle screen with sliding door that easily attaches to the overhead frame which is perfect for bug season. The garage also has cabinets and countertops for storage and can be used as a rec room or would be a fun space for a tiki bar! The lot size is 100x100 giving you space for an additional garage. This home would make an ideal income property or simply enjoy it for yourself. Restaurants, golf, and shopping are easily walkable.

21. 2022-12-02
    listed $144,900 Active 884-char remark

    Show marketing remark (884 chars)

    Updated cottage, on two lots, just blocks from Houghton Lake is available with immediate occupancy. The sellers hooked up to natural gas and installed a wall furnace, so this place is ready for Michigan winters. Also new in the last 3 years: complete renovation of the bathroom, kitchen sink, garbage disposal, countertops, backsplash, painted cabinetry, most light fixtures, carpet, tile flooring in bathroom, water softener, and more. There's a Lifestyle screen with sliding door that easily attaches to the overhead frame which is perfect for bug season. The garage also has cabinets and countertops for storage and can be used as a rec room or would be a fun space for a tiki bar! The lot size is 100x100 giving you space for an additional garage. This home would make an ideal income property or simply enjoy it for yourself. Restaurants, golf, and shopping are easily walkable.

22. 2019-12-26
    soldstatus $46,000
23. 2019-12-20
    soldstatus $46,000 496-char remark

    Show marketing remark (496 chars)

    Cute 2 bedroom cottage near Houghton Lake with attached garage and storage shed for your toys. Conveniently located near shopping and restaurants. Many improvements including: 2008 - Roof on house & Siding, 2011 - water heater, refrigerator, toilet, carpeting(cleaned 8/1/19), linoleum and paint inside, 2015 - front windows and whole house water filter, 2017 - heating elements in living room (not sure if kitchen element was replaced) 2018 - stove and attic insulation (10" blown in)

ⓘ 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: $2,721 · $227/mo
• Projected year-2 tax: $2,721 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 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: $19,468
• − Mortgage interest: −$8,682
• − Property taxes: −$2,721
• − Insurance: −$775
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,509
• Taxable loss: −$335
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,210/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 — Denton

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

Census & demographics

• Census place: Prudenville, MI
• Population (ZIP): 4,331

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Slovak 4% Iranian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 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: ▼ -87.27%
• Current HPI: 252.9662
• 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

+245.7% since first listed

8 events — show timeline

• 2026-05-01 Listed $159,000 WWMLS
• 2023-05-16 Sold (MLS) $142,500 WWMLS
• 2023-05-05 Pending — WWMLS
• 2023-04-12 Contingent — WWMLS
• 2023-04-05 Relisted — WWMLS
• 2022-12-02 Listed $144,900 WWMLS
• 2019-12-26 Sold (Public Records) $46,000 Public Records
• 2019-12-20 Sold (MLS) $46,000 WWMLS

Property tax history

+10.9%/yr

Latest (2025): $2,721 · +2.4% YoY. Source: county tax records.