207 White Deer Trl · Prudenville, MI 48651

$185,000

2 bd · 2.0 ba · 1,300 sqft · Condo · 136 Days on market

Built 1999 $150/mo HOA · 8% of rent

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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 +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1300 sq. ft. unit has a 1st floor master with private bath and laundry, a second floor bedroom with outside balcony overlooking the beautiful pond below, 2nd full bath and large loft that looks over looks the living room below. Open kitchen, dining and living room coupled with a one car attached garage and deep crawl space for additional storage. Enjoy an abundance of wildlife while relaxing in the peaceful setting on your private deck just outside. Situated in the heart of town close to schools, shopping, restaurants and beach. Monthly HOA is only $150 and covers all your exterior maintenance. Schedule your tour today before it's gone.

Key facts

• Private deck
• Overlooking a pond
• Attached garage

Tags

• OVERLOOKING A POND
• PRIVATE DECK
• GREAT WATER VIEW
• ATTACHED GARAGE
• DEEP CRAWL FOR ADDED STORAGE

Property features AI

Finance

• Other: Located in WHITE PINE CONDOMINIUM subdivision
• HOA & community: Homeowners association with a $150 monthly fee; HOA fee includes structure maintenance

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Shared well water; Shared septic
• Home design: Residential condominium; Two levels
• Construction: Vinyl siding
• Exterior features: Deck; Patio; Porch; Cleared lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Disposal; Gas water heater
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $42 ($502/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#369 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• 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: Collins Elementary School (math 21% / reading 35%, grade F, #918 of 1,397 statewide, top 66%, 555 students, 76% FRL); Houghton Lake Jrsr High School (math 17% / reading 37%, grade F, #462 of 713 statewide, top 66%, 511 students, 71% FRL) — zoned schools average 74% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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

• It's been on market 136 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-27,191
• Equity at exit: $27,584

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-19,755
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$150
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $42

Break-even live

Break-even rent $1,808

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $170	-5% $106	+0% $42	+5% $-22	+10% $-86
Rent	-10% $-105	-5% $-32	+0% $42	+5% $115	+10% $189
Rate	-1.0pp $135	-0.5pp $89	base $42	+0.5pp $-6	+1.0pp $-55

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $185,000 Active 136 DOM
2. 2026-06-21
   days on market $185,000 Active 135 DOM
3. 2026-06-21
   days on market $185,000 Active 134 DOM
4. 2026-06-18
   days on market $185,000 Active 132 DOM
5. 2026-06-18
   price $185,000 Active 131 DOM
6. 2026-06-17
   days on market $195,000 Active 131 DOM
7. 2026-06-16
   days on market $195,000 Active 130 DOM
8. 2026-06-15
   days on market $195,000 Active 129 DOM
9. 2026-06-13
   days on market $195,000 Active 127 DOM
10. 2026-06-12
    days on market $195,000 Active 126 DOM
11. 2026-06-09
    days on market $195,000 Active 123 DOM
12. 2026-06-08
    days on market $195,000 Active 122 DOM
13. 2026-06-07
    days on market $195,000 Active 121 DOM
14. 2026-06-07
    days on market $195,000 Active 120 DOM
15. 2026-06-04
    days on market $195,000 Active 117 DOM
16. 2026-06-02
    days on market $195,000 Active 116 DOM
17. 2026-06-01
    days on market $195,000 Active 115 DOM
18. 2026-05-31
    days on market $195,000 Active 114 DOM
19. 2026-05-31
    days on market $195,000 Active 113 DOM
20. 2026-02-06
    listed $195,000 Active
21. 2022-06-16
    soldstatus $169,900 649-char remark

    Show marketing remark (649 chars)

    This 1300 sq. ft. unit has a 1st floor master with private bath and laundry, a second floor bedroom with outside balcony overlooking the beautiful pond below, 2nd full bath and large loft that looks over looks the living room below. Open kitchen, dining and living room coupled with a one car attached garage and deep crawl space for additional storage. Enjoy an abundance of wildlife while relaxing in the peaceful setting on your private deck just outside. Situated in the heart of town close to schools, shopping, restaurants and beach. Monthly HOA is only $150 and covers all your exterior maintenance. Schedule your tour today before it's gone.

22. 2022-05-13
    soldstatus $144,500 742-char remark

    Show marketing remark (742 chars)

    Looking for peace and tranquility in your upnorth home? This end unit Condo overlooks a catch and release pond. Sit out on your composite deck and listen to the fountain sprinkle like an evening rain, very soothing. 1100 sqft, 2 bedrooms, 2bathrooms and open concept living room and kitchen. The kitchen has Oak Cabinets and granite countertops, living room has doorwall leading to deck, bedrooms and bathrooms are generous in size and the utility room is conveniently located in the master bathroom closet. Garage is lined with cabinets perfect for extra storage. The monthly dues are only $150 to cover all the exterior maintenance on the building and the grounds. Call today to tour this lovely home rest and relaxation is in your future.

23. 2022-04-29
    listed $169,900 649-char remark

    Show marketing remark (649 chars)

    This 1300 sq. ft. unit has a 1st floor master with private bath and laundry, a second floor bedroom with outside balcony overlooking the beautiful pond below, 2nd full bath and large loft that looks over looks the living room below. Open kitchen, dining and living room coupled with a one car attached garage and deep crawl space for additional storage. Enjoy an abundance of wildlife while relaxing in the peaceful setting on your private deck just outside. Situated in the heart of town close to schools, shopping, restaurants and beach. Monthly HOA is only $150 and covers all your exterior maintenance. Schedule your tour today before it's gone.

24. 2022-03-29
    listed $149,000 742-char remark

    Show marketing remark (742 chars)

    Looking for peace and tranquility in your upnorth home? This end unit Condo overlooks a catch and release pond. Sit out on your composite deck and listen to the fountain sprinkle like an evening rain, very soothing. 1100 sqft, 2 bedrooms, 2bathrooms and open concept living room and kitchen. The kitchen has Oak Cabinets and granite countertops, living room has doorwall leading to deck, bedrooms and bathrooms are generous in size and the utility room is conveniently located in the master bathroom closet. Garage is lined with cabinets perfect for extra storage. The monthly dues are only $150 to cover all the exterior maintenance on the building and the grounds. Call today to tour this lovely home rest and relaxation is in your future.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $22,335
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$1,800
• − Depreciation: −$5,382
• Taxable loss: −$2,484
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $1,099/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 — Prudenville

• Score: 68/100
• State rank: #369
• US rank: #9621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+30.9% since first listed

5 events — show timeline

• 2026-02-06 Listed $195,000 REALCOMP
• 2022-06-16 Sold (MLS) $169,900 WWMLS
• 2022-05-13 Sold (MLS) $144,500 WWMLS
• 2022-04-29 Listed $169,900 WWMLS
• 2022-03-29 Listed $149,000 WWMLS