330 Grant St · Rose City, MI 48654

$75,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 6 Days on market

Built 1960 9,000 sqft lot

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE HOME in Rose City with 2 bedrooms and attached garage. Paved driveway and partially fenced with deck for relaxing on back of home. Home also has newer well pump and newer furnace. You can walk to town for restaurants and shopping and this home is not too far from many lakes in the surrounding areas. Cozy year round home or perfect getaway that is move-in ready with appliances included.

Key facts

• Unattached garage
• Large backyard
• Privacy fence

Tags

• UNATTACHED GARAGE
• LARGE BACKYARD
• PRIVACY FENCE
• WALKING DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $75k).

Location & tenants

• Location reads 59/100 on livability (#610 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• West Branch-Rose City Area Schools (rural): math 27% / reading 43% proficiency, ranked #306 of 540 in MI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 57 units permitted in Ogemaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ogemaw County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1960 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.12% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.4

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-1,994
• Equity at exit: $11,183

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $11,361
• Equity at exit: $6,485

Cash invested: $21,000 (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 48654

• Home prices YoY: -12.2%
• Active inventory: 17
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $159

Break-even live

Break-even rent $641

Max offer price $75,000

Occupancy floor 76%

Sensitivity live

Price	-10% $202	-5% $181	+0% $159	+5% $138	+10% $117
Rent	-10% $93	-5% $126	+0% $159	+5% $193	+10% $226
Rate	-1.0pp $197	-0.5pp $179	base $159	+0.5pp $140	+1.0pp $120

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-09
   days on market $75,000 Active 6 DOM
2. 2026-06-08
   days on market $75,000 Active 5 DOM
3. 2026-06-07
   days on market $75,000 Active 4 DOM
4. 2026-06-07
   remarks 513-char remark
5. 2026-06-07
   days on market $75,000 Active 3 DOM
6. 2026-06-04
   remarks 499-char remark
7. 2026-06-04
   listed $75,000 Active 1 DOM

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,069 · $89/mo
• Expected delta: +$86/yr (+$7/mo · 8.8%)

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

Taxation est. · year 1

• Rental income: $10,114
• − Mortgage interest: −$4,201
• − Property taxes: −$982
• − Insurance: −$375
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$2,182
• Taxable income: $756
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $1,732/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: West Branch-Rose City Area Schools
• NCES district ID: 2635850
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,145
• Composite: 29.15/100
• National rank: #6580
• State rank: #306 of 540 in MI

Livability — Rose City

• Score: 59/100
• State rank: #610
• US rank: #20427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose City, MI
• Population (ZIP): 2,455

Population outlook (Ogemaw County) Hauer SSP2

• Today (2025): 19,373 people
• By 2030: 18,348 · -5.3%
• By 2040: 16,176 · -16.5%
• By 2050: 14,294 · -26.2%
• By 2075: 11,280 · -41.8%
• By 2100: 8,942 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada

Political lean MEDSL · Ogemaw

• 2024 margin: Solid R (+42.0) · D 28.4% · R 70.4% · Other 1.3%
• 2008→2024 swing: -44.4pp toward R · 2008: 2.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.1 2016: R+36.6 2012: R+6.2 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.71%
• Current HPI: 243.5552
• 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

+15.4% since first listed

8 events — show timeline

• 2026-06-03 Listed $75,000 WWMLS
• 2022-05-27 Sold (MLS) $65,000 WWMLS
• 2022-05-27 Listed $65,000 WWMLS
• 2022-05-24 Sold (Public Records) $65,000 Public Records
• 2022-05-24 Sold (MLS) $65,000 REALCOMP
• 2022-05-24 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2021-09-13 Listed $65,000 REALCOMP
• 2021-09-13 Listed $65,000 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2024): $982 · +6.6% YoY. Source: county tax records.