1427 N Abbe Rd · Comins, MI 48621

$100,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 27 Days on market

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 +26.7/30.0
• Appreciation +9.6/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small family home. An easy walking distance to town. This small town has a good school and park for kids. A large yard good for kids to play in or dogs to run around. The property comes with a large deck and fire place, and 3 sheds.

Key facts

• Large deck
• Firepit
• 3 outbuildings

Tags

• NATURAL GAS FWA
• 3 OUTBUILDINGS
• LARGE DECK
• FIREPIT

Property features AI

Finance

• Other: Zoning indicated; Directions: From the intersection in Mio (M-72 & M-33) take M-33 north 8 miles, turn right on Abbe Rd; home is on the right; Subdivision: T27N; R3E

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Paved road access; 1-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace
• Interior features: Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 $10k of equity ($691 loan paydown + $9k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $98,500 (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. 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.
3. 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.
4. 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: 1.10% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $57,460
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2051 Stutesman Dr	0.27mi	3/1.0 (+1)	850 (-4%)	6mo	$55,000	$65	71

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: 31.4%
• Equity multiple: 3.38×
• Total profit: $66,614
• Equity at exit: $84,812

10-year hold

• IRR: 27.4%
• Equity multiple: 7.48×
• Total profit: $181,494
• Equity at exit: $177,563

Cash invested: $28,000 (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 48621

• Home prices YoY: 4.6%
• Active inventory: 29
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $269

Break-even live

Break-even rent $759

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• 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	44d	1	0.32mi

Listing history 20 events

1. 2026-06-18
   days on market $100,000 Active 27 DOM
2. 2026-06-17
   days on market $100,000 Active 26 DOM
3. 2026-06-16
   days on market $100,000 Active 25 DOM
4. 2026-06-15
   days on market $100,000 Active 24 DOM
5. 2026-06-13
   days on market $100,000 Active 22 DOM
6. 2026-06-12
   days on market $100,000 Active 21 DOM
7. 2026-06-09
   days on market $100,000 Active 18 DOM
8. 2026-06-08
   days on market $100,000 Active 17 DOM
9. 2026-06-07
   days on market $100,000 Active 16 DOM
10. 2026-06-07
    days on market $100,000 Active 15 DOM
11. 2026-06-04
    days on market $100,000 Active 12 DOM
12. 2026-06-02
    days on market $100,000 Active 11 DOM
13. 2026-06-01
    days on market $100,000 Active 10 DOM
14. 2026-05-31
    days on market $100,000 Active 9 DOM
15. 2026-05-31
    days on market $100,000 Active 8 DOM
16. 2026-05-20
    listed $100,000 Active
17. 2026-05-17
    listed $100,000 Active 232-char remark

    Show marketing remark (232 chars)

    Small family home. An easy walking distance to town. This small town has a good school and park for kids. A large yard good for kids to play in or dogs to run around. The property comes with a large deck and fire place, and 3 sheds.

18. 2024-04-17
    soldstatus $72,000
19. 2016-04-27
    soldstatus $45,800
20. 2011-06-03
    soldstatus $45,800

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $972 · $81/mo
• Expected delta: +$568/yr (+$47/mo · 140.7%)

ⓘ 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: −$5,602
• − Property taxes: −$404
• − Insurance: −$500
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,909
• Taxable income: $1,674
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,830/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 — Comins

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

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

+118.3% since first listed

5 events — show timeline

• 2026-05-20 Listed $100,000 WWMLS
• 2026-05-17 Listed $100,000 FSBO.com
• 2024-04-17 Sold (Public Records) $72,000 Public Records
• 2016-04-27 Sold (Public Records) $45,800 Public Records
• 2011-06-03 Sold (Public Records) $45,800 Public Records

Property tax history

+7.1%/yr

Latest (2025): $404 · -1.6% YoY. Source: county tax records.