6680 N M-30 Hwy · Beaverton, MI 48628

$129,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily · 42 Days on market

Built 1950 Fair condition 0.33 ac lot $85/sqft · 23% below area Est $167k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +5.9/10.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located directly across the road from the Tittabawassee River in the heart of the Four Lakes community, this home offers ample opportunity for anyone looking to downsize or for a reasonably priced starter home with room to build equity through updates and personal touches. This three-bedroom, one-bath home is just over 1,500 square feet and features a unique bonus room with its own exterior entry door, making it ideal for an additional bedroom, office, or even a small home-based business. With its proximity to the recently refilled Sanford Lake and soon-to-be-restored Wixom Lake, there is no shortage of recreational opportunities in the area. This property is not included in the Four Lakes

Key facts

• Four lakes community
• Sanford lake
• Tittabawassee river

Tags

• TITTABAWASSEE RIVER
• FOUR LAKES COMMUNITY
• BONUS ROOM
• SANFORD LAKE
• WIXOM LAKE
• RECREATIONAL OPPORTUNITIES

Property features AI

Finance

• Other: Lot approx. 0.33 acres (77 frontage)

Exterior

• Utilities: Private well water; Septic system; Natural gas
• Home design: Residential single-story; Built in 1950; Entry and main living on one level
• Construction: Vinyl siding construction; Crawl and slab foundation; Built in 1950
• Exterior features: Vinyl siding; Road frontage

Interior

• Kitchen: 12 x 13 kitchen; Includes dishwasher, range/oven, refrigerator
• Bedrooms: Bedroom 1 (Main level) — 11 x 12; Bedroom 2 (Main level) — 10 x 10; Bedroom 3 (Main level) — 12 (width listed)
• Bathrooms: 1 full bathroom (Main level)
• Heating & cooling: Forced air heating; Central A/C; Natural gas fuel
• Interior features: Dishwasher; Range/Oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $32 ($379/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.4% in Beaverton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#323 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D-, amenities F, commute F.
• Meridian Public Schools (rural): math 30% / reading 47% proficiency, ranked #225 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 320 units permitted in Midland County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Midland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($125k) 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 $55k; list at $129k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 7.6

CMA / ARV

• ARV (median comp): $167,353
• List price: $129,000
• Delta: -22.92%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6538 Tower Line St	0.30mi	2/1.0 (-1)	1,400 (-8%)	10mo	$150,000	$107	59
6568 N Sandy Ridge Dr	0.32mi	3/3.0	1,640 (+8%)	12mo	$315,000	$192	54

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-18,753
• Equity at exit: $19,234

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-13,174
• Equity at exit: $11,154

Cash invested: $36,120 (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 48628

• Home prices YoY: -24.2%
• Active inventory: 23
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$353 /mo · $4,235/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $32

Break-even live

Break-even rent $1,371

Max offer price $129,000

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $68	+0% $32	+5% $-5	+10% $-41
Rent	-10% $-80	-5% $-24	+0% $32	+5% $87	+10% $143
Rate	-1.0pp $97	-0.5pp $64	base $32	+0.5pp $-2	+1.0pp $-36

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $129,000 Pending 42 DOM
2. 2026-06-17
   days on market $129,000 Accepting Backup Offers 42 DOM
3. 2026-06-16
   days on market $129,000 Accepting Backup Offers 41 DOM
4. 2026-06-15
   days on market $129,000 Accepting Backup Offers 40 DOM
5. 2026-06-14
   days on market $129,000 Accepting Backup Offers 38 DOM
6. 2026-06-13
   statusdays on market $129,000 Accepting Backup Offers 37 DOM
7. 2026-06-10
   days on market $129,000 Active 35 DOM
8. 2026-06-09
   days on market $129,000 Active 34 DOM
9. 2026-06-08
   days on market $129,000 Active 33 DOM
10. 2026-06-07
    days on market $129,000 Active 32 DOM
11. 2026-06-02
    days on market $129,000 Active 27 DOM
12. 2026-06-01
    days on market $129,000 Active 26 DOM
13. 2026-05-31
    days on market $129,000 Active 25 DOM
14. 2026-05-30
    days on market $129,000 Active 24 DOM
15. 2026-05-05
    listed $129,000 Active 817-char remark
16. 2025-09-27
    status Pending
17. 2025-09-27
    historical
18. 2025-09-17
    price $139,900
19. 2025-07-30
    price $149,900
20. 2025-07-10
    price $159,900
21. 2025-06-23
    listed $169,900 Active
22. 2023-05-24
    soldstatus $55,000

ⓘ 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: $4,235 · $353/mo
• Projected year-2 tax: $4,235 · $353/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,933
• − Mortgage interest: −$7,226
• − Property taxes: −$4,235
• − Insurance: −$645
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,753
• Taxable loss: −$1,635
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $771/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and living areas, which would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen appliances — outdated and non-functional
• Major kitchen countertops — dated and in poor condition
• Minor bathroom fixtures — standard fixtures, no visible damage

Value-add opportunities

• Both update kitchen appliances and countertops — modernizing the kitchen would improve both resale and rental value
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace carpet with hardwood or tile — new flooring would enhance the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · standard fixtures, no visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both update kitchen appliances and countertops — modernizing the kitchen would improve both resale and rental value ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — new flooring would enhance the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Meridian Public Schools
• NCES district ID: 2623580
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $51,641
• Composite: 33.34/100
• National rank: #5493
• State rank: #225 of 540 in MI

Livability — Beaverton

• Score: 70/100
• State rank: #323
• US rank: #7931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,920

Population outlook (Midland County) Hauer SSP2

• Today (2025): 83,968 people
• By 2030: 83,368 · -0.7%
• By 2040: 80,713 · -3.9%
• By 2050: 76,698 · -8.7%
• By 2075: 67,617 · -19.5%
• By 2100: 57,529 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 1%
• Common ancestry: Romanian 7% Italian 4% Iranian 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Midland

• 2024 margin: R (+15.2) · D 41.6% · R 56.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -3.6pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+14.6 2016: R+19.4 2012: R+15.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.98%
• Current HPI: 191.2846
• 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

+134.5% since first listed

10 events — show timeline

• 2026-06-17 Pending — MiRealSource-MiMLS
• 2026-06-12 Contingent — MiRealSource-MiMLS
• 2026-05-05 Listed $129,000 MiRealSource-MiMLS
• 2025-09-27 Pending — MiRealSource-MiMLS
• 2025-09-27 Listing Removed — MiRealSource-MiMLS
• 2025-09-17 Price Changed $139,900 MiRealSource-MiMLS
• 2025-07-30 Price Changed $149,900 MiRealSource-MiMLS
• 2025-07-10 Price Changed $159,900 MiRealSource-MiMLS
• 2025-06-23 Listed $169,900 MiRealSource-MiMLS
• 2023-05-24 Sold (Public Records) $55,000 Public Records

Property tax history

+44.8%/yr

Latest (2024): $4,235 · +44.8% YoY. Source: county tax records.