127 Maple Bluff Ave · Denton, MI 48651

$205,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 8 Days on market

Built 1979 0.27 ac lot Est $203k · at est.

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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 +16.4/30.0
• ARV discount +7.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• 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 MLS

Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

Key facts

• Quartz countertops
• Modern cabinetry
• Updated windows

Tags

• DEEDED ACCESS POINTS
• QUARTZ COUNTERTOPS
• MODERN CABINETRY
• VINYL PLANK FLOORING
• STACKABLE WASHER DRYER
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $182k (11.2% below list).
• Recommended offer: $182k (11.2% below list) — sets the bar for 1% rule.

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: 86 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 $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 11y 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 $182,031 (11.2% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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: 0.89% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $202,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Maple Bluff Ave	0.00mi	2/2.0	1,000 (-4%)	0mo	$205,000	$205	89
128 Maple Bluff Ave	0.03mi	3/2.0 (+1)	1,040 (0%)	1mo	$276,900	$266	89
211 Tudor Dr	0.22mi	2/1.5	1,053 (+1%)	13mo	$150,000	$142	75
301 Beverly Dr	0.19mi	2/1.0	968 (-7%)	10mo	$189,000	$195	71
105 Oakridge Ave	0.17mi	2/1.0	1,130 (+9%)	10mo	$179,900	$159	69
1106 Houghton View Dr	0.48mi	2/1.0	1,008 (-3%)	7mo	$315,000	$313	66
806 Houghton View Dr	0.32mi	2/1.5	1,112 (+7%)	11mo	$505,000	$454	62
306 Devonshire Dr	0.69mi	2/1.0	1,020 (-2%)	14mo	$180,000	$176	53
112 Cottage Dr	0.43mi	1/1.5 (-1)	940 (-10%)	6mo	$96,500	$103	52
135 Kimberly Dr	0.49mi	2/1.0	960 (-8%)	15mo	$144,000	$150	52
106 Devonshire Dr	0.59mi	3/1.0 (+1)	887 (-15%)	7mo	$90,000	$101	37
306 Devonshire Dr	0.69mi	2/1.0	900 (-14%)	14mo	$180,000	$200	34

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-25,780
• Equity at exit: $30,566

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-12,957
• Equity at exit: $17,725

Cash invested: $57,400 (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: 86
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $117

Break-even live

Break-even rent $1,672

Max offer price $205,000

Occupancy floor 89%

Sensitivity live

Price	-10% $233	-5% $175	+0% $117	+5% $59	+10% $1
Rent	-10% $-27	-5% $45	+0% $117	+5% $189	+10% $261
Rate	-1.0pp $221	-0.5pp $169	base $117	+0.5pp $64	+1.0pp $10

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-04-26
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

2. 2026-04-26
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

3. 2026-04-26
   status Pending

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

4. 2026-04-21
   status Active 655-char remark

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

5. 2026-04-21
   status Active 655-char remark

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

6. 2026-04-21
   status Active

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

7. 2026-04-13
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

8. 2026-04-13
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

9. 2026-04-13
   status Pending

   Show marketing remark (655 chars)

   Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

10. 2026-04-09
    listed $205,000 Active 655-char remark

    Show marketing remark (655 chars)

    Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

11. 2026-04-09
    listed $205,000 Active 655-char remark

    Show marketing remark (655 chars)

    Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

12. 2026-04-09
    listed $205,000 Active

    Show marketing remark (655 chars)

    Beautifully updated 2-bedroom, 2-bath home with (2) deeded access points to Houghton Lake. Features a bright, functional layout with a clean, modern feel. Kitchen includes a large sink, quartz countertops, modern cabinetry, and updated appliances. Vinyl plank flooring, wood trim, stackable washer/dryer, and updated windows throughout. Situated on a spacious double lot with a covered front porch, fully fenced backyard, new 10x20 shed, and a large concrete slab--perfect for a boat, camper, or extra parking. Enjoy convenient access to the lake for boating, swimming, and all-season enjoyment. Ideal for full-time living or the perfect Up North getaway.

13. 2025-01-27
    soldstatus $184,500
14. 2025-01-21
    soldstatus $184,500 Closed
15. 2024-12-13
    status Active
16. 2024-12-10
    historical Active Under Contract
17. 2024-10-14
    listed $184,900 Active
18. 2024-01-16
    soldstatus $105,000
19. 2021-05-05
    soldstatus $89,900
20. 2021-04-29
    soldstatus $89,900
21. 2021-03-10
    listed $89,900
22. 2019-07-27
    soldstatus $75,000
23. 2019-07-25
    soldstatus $75,000
24. 2019-07-25
    soldstatus $75,000
25. 2019-07-25
    soldstatus $75,000
26. 2019-05-10
    listed $74,900
27. 2019-05-10
    listed $74,900
28. 2016-04-29
    historical
29. 2016-04-29
    historical
30. 2016-02-15
    listed $79,900
31. 2016-02-15
    listed $79,900
32. 2015-10-01
    historical
33. 2015-10-01
    historical
34. 2015-09-30
    historical
35. 2015-09-30
    historical
36. 2015-02-09
    listed $79,900
37. 2015-02-09
    listed $79,900
38. 2015-02-09
    listed $79,900
39. 2015-02-09
    listed $79,900

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $2,540 · $212/mo
• Expected delta: +$617/yr (+$51/mo · 32.1%)

ⓘ 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 ≥92°F today · 14 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: $21,844
• − Mortgage interest: −$11,483
• − Property taxes: −$1,924
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$5,964
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,899/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

+156.6% since first listed

39 events — show timeline

• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-26 Pending — REALCOMP
• 2026-04-26 Pending — SW Michigan MLS
• 2026-04-21 Relisted — MiRealSource-MiMLS
• 2026-04-21 Relisted — REALCOMP
• 2026-04-21 Relisted — SW Michigan MLS
• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — SW Michigan MLS
• 2026-04-09 Listed $205,000 REALCOMP
• 2026-04-09 Listed $205,000 SW Michigan MLS
• 2026-04-09 Listed $205,000 MiRealSource-MiMLS
• 2025-01-27 Sold (Public Records) $184,500 Public Records
• 2025-01-21 Sold (MLS) $184,500 WWMLS
• 2024-12-13 Relisted — WWMLS
• 2024-12-10 Contingent — WWMLS
• 2024-10-14 Listed $184,900 WWMLS
• 2024-01-16 Sold (Public Records) $105,000 Public Records
• 2021-05-05 Sold (Public Records) $89,900 Public Records
• 2021-04-29 Sold (MLS) $89,900 WWMLS
• 2021-03-10 Listed $89,900 WWMLS
• 2019-07-27 Sold (MLS) $75,000 WWMLS
• 2019-07-25 Sold (Public Records) $75,000 Public Records
• 2019-07-25 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2019-07-25 Sold (MLS) $75,000 REALCOMP
• 2019-05-10 Listed $74,900 MiRealSource-MiMLS
• 2019-05-10 Listed $74,900 REALCOMP
• 2016-04-29 Listing Removed — MiRealSource-MiMLS
• 2016-04-29 Listing Removed — REALCOMP
• 2016-02-15 Listed $79,900 MiRealSource-MiMLS
• 2016-02-15 Listed $79,900 REALCOMP
• 2015-10-01 Listing Removed — MiRealSource-MiMLS
• 2015-10-01 Listing Removed — REALCOMP
• 2015-09-30 Listing Removed — MiRealSource-MiMLS
• 2015-09-30 Listing Removed — REALCOMP
• 2015-02-09 Listed $79,900 MiRealSource-MiMLS
• 2015-02-09 Listed $79,900 REALCOMP
• 2015-02-09 Listed $79,900 MiRealSource-MiMLS
• 2015-02-09 Listed $79,900 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $1,924 · -14.1% YoY. Source: county tax records.