7974 W Gilford Rd · Reese, MI 48757

$159,900

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 18 Days on market

Built 1947 0.38 ac lot Est $177k · 10% under

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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 +14.5/30.0
• ARV discount +11.8/15.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time ever on the market! Originally built on a slab in 1947, this home was extensively renovated in 1996, including being lifted onto a block crawlspace and taken down to the studs. This well-maintained 3-bedroom, 1.5-bath ranch is located in the quiet village of Gilford, offering small-town living with convenient access to surrounding communities - just 15 minutes to Caro, 20 minutes to Frankenmuth or Bay City, and approximately 30 minutes to Saginaw. A ramped rear entrance provides easy accessibility for all ages and mobility levels. Inside, you'll find a bright, inviting layout with thoughtful sightlines connecting the mudroom, dining area, and front living room. The home is clean, comfortable, move-in ready, and designed with practical everyday living in mind. The fully fenced backyard features an oversized detached 2-car garage with an upper-level storage loft accessed by staircase (storage use only), plus an attached storage shed. Both the garage and shed received new roofs in 2025. Three additional storage sheds provide ample room for tools, equipment, hobbies, or seasonal items. The property is enhanced by mature fruit trees - including rare Japanese and Korean pear varieties - along with established Concord grapevines that add character and seasonal enjoyment. An added bonus: the property includes a recorded Wind Energy Easement providing an annual $1,000 participation payment. Please note the transfer is the responsibility of the new owner. Additional details available upon request. Call Nathan to schedule your showing today before this one is sold!!!

Key facts

• Ramped rear entrance
• New roofs
• 0.38 acre lot

Tags

• EXTENSIVELY RENOVATED
• RAMPED REAR ENTRANCE
• FULLY FENCED BACKYARD
• OVERSIZED DETACHED GARAGE
• UPPER-LEVEL STORAGE LOFT
• NEW ROOFS

Property features AI

Exterior

• Parking: Detached garage (1.5 garage spaces)
• Utilities: Private well water; Septic tank sewage; Electric service with circuit breakers
• Home design: Single family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Asphalt roof; Built as a single-family residence
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Gas cooktop; Free-standing refrigerator; Free-standing freezer
• Bedrooms: Accessible bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Accessible entrance with ramp and accessible doors; Accessible bedroom and central living area; Accessible common areas; Crawl space basement
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $34 ($407/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (23.2% below list).
• Recommended offer: $123k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#284 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Reese Public Schools (rural): math 38% / reading 49% proficiency, ranked #164 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 56 units permitted in Tuscola 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.
• Tuscola County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,810 (23.2% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $176,904
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8039 W Gilford Rd	0.13mi	3/1.0	1,468 (-3%)	12mo	$160,000	$109	79
3200 W Gilford Rd	0.60mi	3/2.0	1,712 (+13%)	22mo	$200,000	$117	28

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-23,835
• Equity at exit: $23,842

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-18,318
• Equity at exit: $13,825

Cash invested: $44,772 (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 48757

• Home prices YoY: -25.6%
• Active inventory: 14
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $34

Break-even live

Break-even rent $1,185

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $124	-5% $79	+0% $34	+5% $-11	+10% $-57
Rent	-10% $-63	-5% $-15	+0% $34	+5% $82	+10% $131
Rate	-1.0pp $114	-0.5pp $75	base $34	+0.5pp $-8	+1.0pp $-50

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   statusdays on market $159,900 Pending 18 DOM
2. 2026-06-08
   days on market $159,900 Active Under Contract 17 DOM
3. 2026-06-07
   days on market $159,900 Active Under Contract 16 DOM
4. 2026-06-07
   statusdays on market $159,900 Active Under Contract 15 DOM
5. 2026-06-04
   days on market $159,900 Active 12 DOM
6. 2026-06-02
   days on market $159,900 Active 11 DOM
7. 2026-06-01
   days on market $159,900 Active 10 DOM
8. 2026-05-31
   days on market $159,900 Active 9 DOM
9. 2026-05-31
   days on market $159,900 Active 8 DOM
10. 2026-05-22
    listed $159,900 Active

    Show marketing remark (1599 chars)

    First time ever on the market! Originally built on a slab in 1947, this home was extensively renovated in 1996, including being lifted onto a block crawlspace and taken down to the studs. This well-maintained 3-bedroom, 1.5-bath ranch is located in the quiet village of Gilford, offering small-town living with convenient access to surrounding communities - just 15 minutes to Caro, 20 minutes to Frankenmuth or Bay City, and approximately 30 minutes to Saginaw. A ramped rear entrance provides easy accessibility for all ages and mobility levels. Inside, you'll find a bright, inviting layout with thoughtful sightlines connecting the mudroom, dining area, and front living room. The home is clean, comfortable, move-in ready, and designed with practical everyday living in mind. The fully fenced backyard features an oversized detached 2-car garage with an upper-level storage loft accessed by staircase (storage use only), plus an attached storage shed. Both the garage and shed received new roofs in 2025. Three additional storage sheds provide ample room for tools, equipment, hobbies, or seasonal items. The property is enhanced by mature fruit trees - including rare Japanese and Korean pear varieties - along with established Concord grapevines that add character and seasonal enjoyment. An added bonus: the property includes a recorded Wind Energy Easement providing an annual $1,000 participation payment. Please note the transfer is the responsibility of the new owner. Additional details available upon request. Call Nathan to schedule your showing today before this one is sold!!!

11. 2026-05-22
    listed $159,900 Active 1599-char remark

    Show marketing remark (1599 chars)

    First time ever on the market! Originally built on a slab in 1947, this home was extensively renovated in 1996, including being lifted onto a block crawlspace and taken down to the studs. This well-maintained 3-bedroom, 1.5-bath ranch is located in the quiet village of Gilford, offering small-town living with convenient access to surrounding communities - just 15 minutes to Caro, 20 minutes to Frankenmuth or Bay City, and approximately 30 minutes to Saginaw. A ramped rear entrance provides easy accessibility for all ages and mobility levels. Inside, you'll find a bright, inviting layout with thoughtful sightlines connecting the mudroom, dining area, and front living room. The home is clean, comfortable, move-in ready, and designed with practical everyday living in mind. The fully fenced backyard features an oversized detached 2-car garage with an upper-level storage loft accessed by staircase (storage use only), plus an attached storage shed. Both the garage and shed received new roofs in 2025. Three additional storage sheds provide ample room for tools, equipment, hobbies, or seasonal items. The property is enhanced by mature fruit trees - including rare Japanese and Korean pear varieties - along with established Concord grapevines that add character and seasonal enjoyment. An added bonus: the property includes a recorded Wind Energy Easement providing an annual $1,000 participation payment. Please note the transfer is the responsibility of the new owner. Additional details available upon request. Call Nathan to schedule your showing today before this one is sold!!!

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$1,045/yr (+$87/mo · 279.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,737
• − Mortgage interest: −$8,957
• − Property taxes: −$373
• − Insurance: −$800
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,652
• Taxable loss: −$2,402
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $984/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: Reese Public Schools
• NCES district ID: 2629520
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $47,888
• Composite: 37.16/100
• National rank: #4481
• State rank: #164 of 540 in MI

Livability — Reese

• Score: 71/100
• State rank: #284
• US rank: #7001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,680

Population outlook (Tuscola County) Hauer SSP2

• Today (2025): 49,930 people
• By 2030: 47,294 · -5.3%
• By 2040: 41,504 · -16.9%
• By 2050: 35,560 · -28.8%
• By 2075: 24,455 · -51.0%
• By 2100: 16,507 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Lithuanian 5% Italian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 3%

Political lean MEDSL · Tuscola

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.3%
• 2008→2024 swing: -42.1pp toward R · 2008: -0.8pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+39.3 2016: R+38.0 2012: R+10.8 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.05%
• Current HPI: 211.8754
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $159,900 MiRealSource-MiMLS
• 2026-05-22 Listed $159,900 REALCOMP

Property tax history

-7.8%/yr

Latest (2025): $373 · -61.2% YoY. Source: county tax records.