10781 Armstrong Rd · Berlin, MI 48179

$79,900

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 136 Days on market

Built 1920 1.25 ac lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this unique opportunity in South Rockwood! This brand new foundation sits on 1.25 acres. The original house is still there. Build on or remove it and start over on the foundation. Seller has an open concept floorplan with 3 beds, 2 baths and first floor laundry. Room sizes are approximate for the new build. SOME INFORMATION IS BASED ON WHAT COULD BE IN NEW BUILD (FURNACE, ETC. ) FOUNDATION IS 1408 S/F. EXISTING BUILDING IS 928 S/F. Enjoy Monroe County taxes on a very nice sized lot. Excellent location! Be in Monroe or Woodhaven in 15-20 minutes! DO NOT GO ON PROPERTY WITHOUT LICENSED AGENT PRESENT. This property is CASH ONLY.

Key facts

• New foundation
• Monroe county taxes
• Excellent location

Tags

• NEW FOUNDATION
• 1.25 ACRES
• OPEN CONCEPT FLOORPLAN
• MONROE COUNTY TAXES
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Lot size approximately 1.25 acres (dimensions: 160 x 174 x 227 x 329)
• Financial info: Tax information not included per instructions
• HOA & community: HOA details not specified

Exterior

• Parking: No garage
• Security: Security details not specified
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; One level; Ground-level entry
• Construction: Built with other construction materials; Block foundation
• Exterior features: Asphalt roof; No pool; Road access: gravel and dirt

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; No central cooling
• Interior features: 6 total rooms; Unfinished crawl space basement
• Laundry & utility: Laundry/utility details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Airport Community Schools (rural): math 38% / reading 46% proficiency, ranked #170 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $80k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.52%
• DSCR: 2.09
• GRM: 5.6

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $16,139
• Equity at exit: $11,913

10-year hold

• IRR: 26.3%
• Equity multiple: 3.30×
• Total profit: $51,444
• Equity at exit: $6,908

Cash invested: $22,372 (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 48179

• Active inventory: 11
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $457

Break-even live

Break-even rent $614

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $502	-5% $480	+0% $457	+5% $434	+10% $412
Rent	-10% $363	-5% $410	+0% $457	+5% $504	+10% $551
Rate	-1.0pp $497	-0.5pp $477	base $457	+0.5pp $436	+1.0pp $415

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-16
   days on market $79,900 Active 136 DOM
2. 2026-06-15
   days on market $79,900 Active 135 DOM
3. 2026-06-13
   days on market $79,900 Active 133 DOM
4. 2026-06-13
   days on market $79,900 Active 132 DOM
5. 2026-06-09
   days on market $79,900 Active 129 DOM
6. 2026-06-08
   days on market $79,900 Active 128 DOM
7. 2026-06-07
   days on market $79,900 Active 127 DOM
8. 2026-06-04
   days on market $79,900 Active 124 DOM
9. 2026-06-03
   days on market $79,900 Active 123 DOM
10. 2026-06-02
    days on market $79,900 Active 122 DOM
11. 2026-06-01
    days on market $79,900 Active 121 DOM
12. 2026-05-31
    days on market $79,900 Active 120 DOM
13. 2026-05-02
    price $79,900 643-char remark

    Show marketing remark (643 chars)

    Check out this unique opportunity in South Rockwood! This brand new foundation sits on 1.25 acres. The original house is still there. Build on or remove it and start over on the foundation. Seller has an open concept floorplan with 3 beds, 2 baths and first floor laundry. Room sizes are approximate for the new build. SOME INFORMATION IS BASED ON WHAT COULD BE IN NEW BUILD (FURNACE, ETC. ) FOUNDATION IS 1408 S/F. EXISTING BUILDING IS 928 S/F. Enjoy Monroe County taxes on a very nice sized lot. Excellent location! Be in Monroe or Woodhaven in 15-20 minutes! DO NOT GO ON PROPERTY WITHOUT LICENSED AGENT PRESENT. This property is CASH ONLY.

14. 2026-05-01
    price $79,900
15. 2026-03-17
    price $84,900 643-char remark

    Show marketing remark (643 chars)

    Check out this unique opportunity in South Rockwood! This brand new foundation sits on 1.25 acres. The original house is still there. Build on or remove it and start over on the foundation. Seller has an open concept floorplan with 3 beds, 2 baths and first floor laundry. Room sizes are approximate for the new build. SOME INFORMATION IS BASED ON WHAT COULD BE IN NEW BUILD (FURNACE, ETC. ) FOUNDATION IS 1408 S/F. EXISTING BUILDING IS 928 S/F. Enjoy Monroe County taxes on a very nice sized lot. Excellent location! Be in Monroe or Woodhaven in 15-20 minutes! DO NOT GO ON PROPERTY WITHOUT LICENSED AGENT PRESENT. This property is CASH ONLY.

16. 2026-03-17
    price $84,900

    Show marketing remark (643 chars)

    Check out this unique opportunity in South Rockwood! This brand new foundation sits on 1.25 acres. The original house is still there. Build on or remove it and start over on the foundation. Seller has an open concept floorplan with 3 beds, 2 baths and first floor laundry. Room sizes are approximate for the new build. SOME INFORMATION IS BASED ON WHAT COULD BE IN NEW BUILD (FURNACE, ETC. ) FOUNDATION IS 1408 S/F. EXISTING BUILDING IS 928 S/F. Enjoy Monroe County taxes on a very nice sized lot. Excellent location! Be in Monroe or Woodhaven in 15-20 minutes! DO NOT GO ON PROPERTY WITHOUT LICENSED AGENT PRESENT. This property is CASH ONLY.

17. 2026-01-31
    historical
18. 2026-01-31
    historical
19. 2025-12-17
    listed $89,900 Active
20. 2025-12-17
    listed $89,900 Active
21. 2025-12-16
    listed $89,900 Active 643-char remark

    Show marketing remark (643 chars)

    Check out this unique opportunity in South Rockwood! This brand new foundation sits on 1.25 acres. The original house is still there. Build on or remove it and start over on the foundation. Seller has an open concept floorplan with 3 beds, 2 baths and first floor laundry. Room sizes are approximate for the new build. SOME INFORMATION IS BASED ON WHAT COULD BE IN NEW BUILD (FURNACE, ETC. ) FOUNDATION IS 1408 S/F. EXISTING BUILDING IS 928 S/F. Enjoy Monroe County taxes on a very nice sized lot. Excellent location! Be in Monroe or Woodhaven in 15-20 minutes! DO NOT GO ON PROPERTY WITHOUT LICENSED AGENT PRESENT. This property is CASH ONLY.

22. 2025-12-16
    listed $89,900 Active

    Show marketing remark (643 chars)

    Check out this unique opportunity in South Rockwood! This brand new foundation sits on 1.25 acres. The original house is still there. Build on or remove it and start over on the foundation. Seller has an open concept floorplan with 3 beds, 2 baths and first floor laundry. Room sizes are approximate for the new build. SOME INFORMATION IS BASED ON WHAT COULD BE IN NEW BUILD (FURNACE, ETC. ) FOUNDATION IS 1408 S/F. EXISTING BUILDING IS 928 S/F. Enjoy Monroe County taxes on a very nice sized lot. Excellent location! Be in Monroe or Woodhaven in 15-20 minutes! DO NOT GO ON PROPERTY WITHOUT LICENSED AGENT PRESENT. This property is CASH ONLY.

23. 2023-12-18
    soldstatus $52,500
24. 2023-12-04
    soldstatus $52,500 Sold
25. 2023-12-04
    soldstatus $52,500 Closed
26. 2023-11-17
    status Pending
27. 2023-11-17
    status Pending
28. 2023-11-09
    listed $64,900 Active
29. 2023-11-09
    listed $64,900 Active
30. 1988-06-27
    soldstatus $24,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$418/yr (+$35/mo · 105.7%)

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

Taxation est. · year 1

• Rental income: $14,313
• − Mortgage interest: −$4,476
• − Property taxes: −$395
• − Insurance: −$400
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,324
• Taxable income: $4,428
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $4,422/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: Airport Community Schools
• NCES district ID: 2601980
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $55,881
• Composite: 36.69/100
• National rank: #4601
• State rank: #170 of 540 in MI

Livability — Berlin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,353

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 7% Romanian 6% Italian 2%
• Foreign-born: 2%
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.68%
• Current HPI: 189.0286
• 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

+232.9% since first listed

18 events — show timeline

• 2026-05-02 Price Changed $79,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $79,900 REALCOMP
• 2026-03-17 Price Changed $84,900 MiRealSource-MiMLS
• 2026-03-17 Price Changed $84,900 REALCOMP
• 2026-01-31 Listing Removed — MiRealSource-MiMLS
• 2026-01-31 Listing Removed — REALCOMP
• 2025-12-17 Listed $89,900 MiRealSource-MiMLS
• 2025-12-17 Listed $89,900 REALCOMP
• 2025-12-16 Listed $89,900 REALCOMP
• 2025-12-16 Listed $89,900 MiRealSource-MiMLS
• 2023-12-18 Sold (Public Records) $52,500 Public Records
• 2023-12-04 Sold (MLS) $52,500 MiRealSource-MiMLS
• 2023-12-04 Sold (MLS) $52,500 REALCOMP
• 2023-11-17 Pending — MiRealSource-MiMLS
• 2023-11-17 Pending — REALCOMP
• 2023-11-09 Listed $64,900 MiRealSource-MiMLS
• 2023-11-09 Listed $64,900 REALCOMP
• 1988-06-27 Sold (Public Records) $24,000 Public Records

Property tax history

-7.1%/yr

Latest (2025): $395 · -74.7% YoY. Source: county tax records.