206 N Main St · Higgins, MI 48653

$99,900

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 204 Days on market

Built 1880 6,600 sqft lot $91/sqft · 27% below area Est $129k · 23% under

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• Schools +3.1/10.0
• 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

Circa 1880s village charmer on North Main in downtown Roscommon, offering walkable access to shops, dining and community amenities. Historic two-story layout with three bedrooms, one bath, fenced yard, screened porch and two-stall garage. Major updates already completed include upgraded electrical service, newer forced-air furnace with central air, and gas water heater, range and dryer. Project-style interiors and exterior invite fresh flooring, paint and finishes, creating excellent upside for investors or buyers seeking sweat equity.

Key facts

• Gas water heater
• Fenced yard
• Screened porch

Tags

• FENCED YARD
• SCREENED PORCH
• UPGRADED ELECTRICAL SERVICE
• NEWER FORCED-AIR FURNACE
• CENTRAL AIR
• GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $68 ($819/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 $91k (8.9% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Roscommon Area Public Schools (rural): math 30% / reading 44% proficiency, ranked #270 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 163 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 $691 of loan paydown is wiped out by about $3k 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 204 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1880 — 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: 0.91% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $129,491
• List price: $99,900
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 S Main St	0.34mi	2/1.5 (-1)	1,053 (-4%)	8mo	$169,000	$160	64
11770 Cherven Ln	0.61mi	2/1.0 (-1)	1,008 (-8%)	19mo	$203,000	$201	37
236 State St	0.62mi	2/1.0 (-1)	960 (-12%)	17mo	$80,000	$83	31
1144 Robinson St	0.55mi	3/2.0	1,248 (+14%)	19mo	$171,500	$137	31
11924 Cherven Ln	0.74mi	4/1.5 (+1)	1,250 (+14%)	18mo	$180,000	$144	20

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-11,850
• Equity at exit: $14,895

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-4,762
• Equity at exit: $8,638

Cash invested: $27,972 (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 48653

• Home prices YoY: -34.7%
• Active inventory: 163
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $68

Break-even live

Break-even rent $824

Max offer price $99,900

Occupancy floor 88%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 204 DOM
2. 2026-06-17
   days on market $99,900 Active 203 DOM
3. 2026-06-16
   days on market $99,900 Active 202 DOM
4. 2026-06-15
   days on market $99,900 Active 201 DOM
5. 2026-06-13
   days on market $99,900 Active 199 DOM
6. 2026-06-12
   pricedays on market $99,900 Active 198 DOM
7. 2026-06-09
   days on market $110,000 Active 195 DOM
8. 2026-06-08
   days on market $110,000 Active 194 DOM
9. 2026-06-07
   days on market $110,000 Active 193 DOM
10. 2026-06-07
    days on market $110,000 Active 192 DOM
11. 2026-06-04
    days on market $110,000 Active 189 DOM
12. 2026-06-02
    days on market $110,000 Active 188 DOM
13. 2026-06-01
    days on market $110,000 Active 187 DOM
14. 2026-05-31
    days on market $110,000 Active 186 DOM
15. 2026-05-31
    days on market $110,000 Active 185 DOM
16. 2026-05-01
    price $110,000 541-char remark

    Show marketing remark (541 chars)

    Circa 1880s village charmer on North Main in downtown Roscommon, offering walkable access to shops, dining and community amenities. Historic two-story layout with three bedrooms, one bath, fenced yard, screened porch and two-stall garage. Major updates already completed include upgraded electrical service, newer forced-air furnace with central air, and gas water heater, range and dryer. Project-style interiors and exterior invite fresh flooring, paint and finishes, creating excellent upside for investors or buyers seeking sweat equity.

17. 2026-03-19
    price $120,000 541-char remark

    Show marketing remark (541 chars)

    Circa 1880s village charmer on North Main in downtown Roscommon, offering walkable access to shops, dining and community amenities. Historic two-story layout with three bedrooms, one bath, fenced yard, screened porch and two-stall garage. Major updates already completed include upgraded electrical service, newer forced-air furnace with central air, and gas water heater, range and dryer. Project-style interiors and exterior invite fresh flooring, paint and finishes, creating excellent upside for investors or buyers seeking sweat equity.

18. 2026-02-11
    price $130,000 541-char remark

    Show marketing remark (541 chars)

    Circa 1880s village charmer on North Main in downtown Roscommon, offering walkable access to shops, dining and community amenities. Historic two-story layout with three bedrooms, one bath, fenced yard, screened porch and two-stall garage. Major updates already completed include upgraded electrical service, newer forced-air furnace with central air, and gas water heater, range and dryer. Project-style interiors and exterior invite fresh flooring, paint and finishes, creating excellent upside for investors or buyers seeking sweat equity.

19. 2025-11-26
    listed $145,000 Active 541-char remark

    Show marketing remark (541 chars)

    Circa 1880s village charmer on North Main in downtown Roscommon, offering walkable access to shops, dining and community amenities. Historic two-story layout with three bedrooms, one bath, fenced yard, screened porch and two-stall garage. Major updates already completed include upgraded electrical service, newer forced-air furnace with central air, and gas water heater, range and dryer. Project-style interiors and exterior invite fresh flooring, paint and finishes, creating excellent upside for investors or buyers seeking sweat equity.

20. 2020-07-10
    soldstatus $25,000 189-char remark

    Show marketing remark (189 chars)

    Welcome Home! Great price on this historic home in the Village of Roscommon. Two bedrooms with a good sized living room & dining room. Full of character and waiting for a new owner.

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: +$258/yr (+$22/mo · 25.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 15 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: $10,920
• − Mortgage interest: −$5,596
• − Property taxes: −$1,022
• − Insurance: −$500
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$2,906
• Taxable loss: −$850
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,023/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: Roscommon Area Public Schools
• NCES district ID: 2615830
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,914
• Composite: 30.7/100
• National rank: #6172
• State rank: #270 of 540 in MI

Livability — Higgins

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

Census & demographics

• Census place: Roscommon, MI
• Population (ZIP): 9,638

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 3%
• Foreign-born: 1% · Canada, Vietnam

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: ▼ -118.03%
• Current HPI: 222.4014
• 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

+340.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $110,000 WWMLS
• 2026-03-19 Price Changed $120,000 WWMLS
• 2026-02-11 Price Changed $130,000 WWMLS
• 2025-11-26 Listed $145,000 WWMLS
• 2020-07-10 Sold (MLS) $25,000 WWMLS

Property tax history

+4.8%/yr

Latest (2025): $1,022 · -25.1% YoY. Source: county tax records.