993 Easton Rd · Buckeye, MI 48624

$249,720

3 bd · 2.0 ba · 1,404 sqft · SingleFamily · 115 Days on market

Built 2015 7.02 ac lot $178/sqft · 31% above area Est $191k · 31% over

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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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 11-year-old home situated on just over 7 acres of peaceful, wooded land, only a short drive from Gladwin. The home offers a comfortable open floor plan with a spacious kitchen, adjoining dining area, and a generous master bedroom suite. It’s in good condition overall and would benefit from a fresh coat of paint and a few personal updates to make it truly your own. A newer solar panel system is already in place, helping to reduce energy costs and add efficiency to everyday living. This property also features a large 24x30 steel Quonset hut barn to store your vehicles and outdoor items. Enjoy the quiet country setting from your windows or yard, where you’ll often spot deer, squirrels, turkeys, and a variety of local birds. The property includes wooded areas perfect for short walks and taking in the natural surroundings. While tucked away in a rural location, it’s conveniently just minutes from town for shopping, services, and everyday needs. If you’re looking for an affordable home with plenty of land and a relaxed, nature-filled lifestyle, this could be the right fit. Come take a look! Take a Virtual Tour: (Copy & Paste: https://idx. paradym.com/idx/4958703 )

Key facts

• Wooded areas
• Solar panel system
• Quonset hut barn

Tags

• SOLAR PANEL SYSTEM
• QUONSET HUT BARN
• WOODED AREAS
• QUIET COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $217k (12.9% below list).
• Recommended offer: $217k (12.9% 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.
• Gladwin Community Schools (town): math 28% / reading 51% proficiency, ranked #232 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gladwin Elementary School (379 students, 67% FRL); Gladwin Junior High School (math 33% / reading 55%, grade D, #173 of 493 statewide, top 36%, 339 students, 59% FRL); Gladwin High School (math 17% / reading 47%, grade F, #405 of 713 statewide, top 59%, 495 students, 52% FRL).
• Market conditions: 289 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $217,494 (12.9% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 9.6

CMA / ARV

• ARV (median comp): $191,196
• List price: $249,720
• Delta: 30.61%
• Verdict: OVERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-24,284
• Equity at exit: $37,234

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-668
• Equity at exit: $21,591

Cash invested: $69,922 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 289
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,310
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $256

Break-even live

Break-even rent $1,851

Max offer price $249,720

Occupancy floor 83%

Sensitivity live

Price	-10% $397	-5% $327	+0% $256	+5% $185	+10% $115
Rent	-10% $84	-5% $170	+0% $256	+5% $342	+10% $428
Rate	-1.0pp $382	-0.5pp $320	base $256	+0.5pp $191	+1.0pp $126

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: $62,430
• Closing costs: $7,492
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $249,720 Active 115 DOM
2. 2026-06-21
   days on market $249,720 Active 114 DOM
3. 2026-06-18
   days on market $249,720 Active 112 DOM
4. 2026-06-17
   days on market $249,720 Active 111 DOM
5. 2026-06-16
   days on market $249,720 Active 110 DOM
6. 2026-06-15
   days on market $249,720 Active 109 DOM
7. 2026-06-13
   days on market $249,720 Active 107 DOM
8. 2026-06-12
   days on market $249,720 Active 106 DOM
9. 2026-06-09
   days on market $249,720 Active 103 DOM
10. 2026-06-08
    days on market $249,720 Active 102 DOM
11. 2026-06-07
    days on market $249,720 Active 101 DOM
12. 2026-06-07
    days on market $249,720 Active 100 DOM
13. 2026-06-04
    days on market $249,720 Active 97 DOM
14. 2026-06-02
    days on market $249,720 Active 96 DOM
15. 2026-06-01
    days on market $249,720 Active 95 DOM
16. 2026-05-31
    days on market $249,720 Active 94 DOM
17. 2026-05-31
    days on market $249,720 Active 93 DOM
18. 2026-04-21
    price $249,720 1231-char remark

    Show marketing remark (1231 chars)

    Welcome to this charming 11-year-old home situated on just over 7 acres of peaceful, wooded land, only a short drive from Gladwin. The home offers a comfortable open floor plan with a spacious kitchen, adjoining dining area, and a generous master bedroom suite. It’s in good condition overall and would benefit from a fresh coat of paint and a few personal updates to make it truly your own. A newer solar panel system is already in place, helping to reduce energy costs and add efficiency to everyday living. This property also features a large 24x30 steel Quonset hut barn to store your vehicles and outdoor items. Enjoy the quiet country setting from your windows or yard, where you’ll often spot deer, squirrels, turkeys, and a variety of local birds. The property includes wooded areas perfect for short walks and taking in the natural surroundings. While tucked away in a rural location, it’s conveniently just minutes from town for shopping, services, and everyday needs. If you’re looking for an affordable home with plenty of land and a relaxed, nature-filled lifestyle, this could be the right fit. Come take a look! Take a Virtual Tour: (Copy & Paste: https://idx. paradym.com/idx/4958703 )

19. 2026-02-26
    listed $259,720 Active 1231-char remark

    Show marketing remark (1231 chars)

    Welcome to this charming 11-year-old home situated on just over 7 acres of peaceful, wooded land, only a short drive from Gladwin. The home offers a comfortable open floor plan with a spacious kitchen, adjoining dining area, and a generous master bedroom suite. It’s in good condition overall and would benefit from a fresh coat of paint and a few personal updates to make it truly your own. A newer solar panel system is already in place, helping to reduce energy costs and add efficiency to everyday living. This property also features a large 24x30 steel Quonset hut barn to store your vehicles and outdoor items. Enjoy the quiet country setting from your windows or yard, where you’ll often spot deer, squirrels, turkeys, and a variety of local birds. The property includes wooded areas perfect for short walks and taking in the natural surroundings. While tucked away in a rural location, it’s conveniently just minutes from town for shopping, services, and everyday needs. If you’re looking for an affordable home with plenty of land and a relaxed, nature-filled lifestyle, this could be the right fit. Come take a look! Take a Virtual Tour: (Copy & Paste: https://idx. paradym.com/idx/4958703 )

20. 2010-04-21
    historical
21. 2009-03-21
    listed $55,000
22. 2008-11-01
    historical
23. 2007-04-26
    listed $64,900

ⓘ 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: $582 · $49/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$1,632/yr (+$136/mo · 280.3%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,099
• − Mortgage interest: −$13,988
• − Property taxes: −$582
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$7,265
• Taxable loss: −$1,160
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $3,352/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: Gladwin Community Schools
• NCES district ID: 2615990
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $38,917
• Composite: 32.93/100
• National rank: #5595
• State rank: #232 of 540 in MI

Livability — Buckeye

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

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

+284.8% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $249,720 MiRealSource-MiMLS
• 2026-02-26 Listed $259,720 MiRealSource-MiMLS
• 2010-04-21 Listing Removed — MiRealSource-MiMLS
• 2009-03-21 Listed $55,000 MiRealSource-MiMLS
• 2008-11-01 Listing Removed — MiRealSource-MiMLS
• 2007-04-26 Listed $64,900 MiRealSource-MiMLS

Property tax history

-1.1%/yr

Latest (2025): $582 · -63.6% YoY. Source: county tax records.