126 Ridgeview Dr · Denton, MI 48651

$115,000

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 1 Days on market

Built 1980 0.83 ac lot Est $106k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom 2 bath home with detached 2 1/2 garage heated and with power. Open floor plan many windows 2 porches, Bay window, natural gas forced air furnace with AC. Master bedroom with master bath. 2nd bedroom has a jack-n-jill closet and bathroom. . Home is on a double lot in a well desirable neighborhood. No Association dues. Close to schools, medical, golf course's, DNR boat launch, shopping, dining State land ATV & Snowmobile trail heads and more. Home sits on over 3/4's acre and approximately a mile from Houghton Lake

Key facts

• Open floor plan
• Close to schools
• Double lot

Tags

• DETACHED GARAGE
• OPEN FLOOR PLAN
• NATURAL GAS FORCED AIR FURNACE
• DOUBLE LOT
• CLOSE TO SCHOOLS
• CLOSE TO MEDICAL

Property features AI

Exterior

• Parking: Detached heated garage; Garage door opener; Paved driveway; Approximately 2.5 garage spaces
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family residence; Residential property
• Construction: Crawl space / no full basement
• Exterior features: Landscaped yard; Paved road access; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Refrigerator; Oven; Range; Free-standing gas range
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Ceiling fans; Cooling present
• Interior features: Vaulted ceilings; Tile flooring
• Laundry & utility: Main-level laundry; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Houghton Lake Jrsr High School (math 17% / reading 37%, grade F, #462 of 713 statewide, top 66%, 511 students, 71% FRL).
• 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $115k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

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: 1.63% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.35%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $106,096
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Windsor Dr	0.33mi	3/2.0	1,400 (+0%)	5mo	$106,000	$76	76
3531 S Reserve Rd	0.08mi	3/2.0	1,520 (+9%)	12mo	$235,000	$155	68
436 Ridgeview Dr	0.46mi	2/1.0 (-1)	1,360 (-3%)	9mo	$98,000	$72	62
102 Windsor Dr	0.36mi	3/2.0	1,456 (+4%)	20mo	$80,000	$55	56

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $29,805
• Equity at exit: $17,147

10-year hold

• IRR: 30.6%
• Equity multiple: 3.74×
• Total profit: $88,283
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $761

Break-even live

Break-even rent $914

Max offer price $115,000

Occupancy floor 54%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 539-char remark
2. 2026-06-17
   listed $115,000 Active 1 DOM

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,314 · $110/mo
• Expected delta: +$457/yr (+$38/mo · 53.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥92°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: $22,530
• − Mortgage interest: −$6,442
• − Property taxes: −$857
• − Insurance: −$575
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$3,345
• Taxable income: $7,706
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $7,280/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: Houghton Lake, 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

+155.6% since first listed

3 events — show timeline

• 2026-06-13 Listed $115,000 WWMLS
• 2014-10-23 Sold (Public Records) $45,000 Public Records
• 2013-09-13 Sold (Public Records) $45,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $857 · +3.4% YoY. Source: county tax records.