130 Edgewood Dr · Denton, MI 48651

$105,000

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 63 Days on market

Built 1950 6,098 sqft lot Est $105k · at est.

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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 +9.2/10.0
• ARV discount +7.4/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and full of rustic knotty pine charm, this updated log cabin sits within 2 blocks from beautiful Houghton Lake. At end of street a boat launch for lake access. Offering 1 bedroom and 1 full bath, this cozy getaway also features a detached 16' x 24' insulated garage with storage above, providing plenty of room for your ATV, golf cart, fishing boat, and other Up North toys. Numerous updates have been completed within the last five years, including a new metal roof, well pump, pressure tank, hot water heater, refrigerator, wall furnace, and new sunroom windows for evening relaxing. Blending classic cabin character with the comfort of modern updates, this property offers the perfect Up North retreat walking distance to the largest inland lake in Michigan and all the recreational opportunities for summer fun swimming, fishing, boating, jet ski, winter snowmobiling, and Houghton Lake’s Tipup Town !

Key facts

• New metal roof
• New well pump
• New hot water heater

Tags

• DETACHED GARAGE
• NEW METAL ROOF
• NEW WELL PUMP
• NEW PRESSURE TANK
• NEW HOT WATER HEATER
• NEW REFRIGERATOR

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Private well water; Shared septic
• Home design: Single-family residence; Log construction
• Construction: Log construction; Slab foundation
• Exterior features: Lot dimensions approximately 50 x 120; Lot about 0.14 acres; Residential zoning

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; Ceiling fan cooling
• Interior features: Cathedral ceilings; Window treatments
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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.
• 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.
• Market conditions: 84 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 $726 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $105k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.42% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Maple Bluffs Ave	0.15mi	2/1.0 (+1)	570 (-9%)	1mo	$100,000	$175	73
106 Toepher Dr	0.29mi	2/1.0 (+1)	620 (-1%)	16mo	$70,000	$113	67
107 Sheridan Dr	0.18mi	2/1.0 (+1)	672 (+8%)	10mo	$75,000	$112	65
216 Cottage Dr	0.32mi	2/1.0 (+1)	600 (-4%)	13mo	$101,000	$168	63
209 Deer Track Dr	0.33mi	2/1.0 (+1)	600 (-4%)	15mo	$109,000	$182	61
2757 Owens Dr Unit 84	0.55mi	1/1.0	615 (-1%)	17mo	$82,900	$135	58
213 Cottage Dr	0.29mi	2/2.0 (+1)	640 (+3%)	18mo	$50,000	$78	58
130 Stratford Dr	0.21mi	2/1.0 (+1)	591 (-5%)	24mo	$72,400	$123	56
120 Kimberly Dr	0.38mi	2/1.0 (+1)	640 (+3%)	20mo	$183,000	$286	56
126 Cottage Dr	0.27mi	2/1.0 (+1)	560 (-10%)	20mo	$119,550	$213	48
326A Kimberly Dr	0.60mi	2/1.0 (+1)	714 (+14%)	22mo	$250,000	$350	25

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $14,579
• Equity at exit: $15,656

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $53,367
• Equity at exit: $9,078

Cash invested: $29,400 (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: 84
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $496

Break-even live

Break-even rent $864

Max offer price $105,000

Occupancy floor 62%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 63 DOM
2. 2026-06-17
   price $105,000 Active 62 DOM
3. 2026-06-17
   days on market $115,500 Active 62 DOM
4. 2026-06-16
   days on market $115,500 Active 61 DOM
5. 2026-06-15
   days on market $115,500 Active 60 DOM
6. 2026-06-13
   days on market $115,500 Active 58 DOM
7. 2026-06-12
   days on market $115,500 Active 57 DOM
8. 2026-06-09
   days on market $115,500 Active 54 DOM
9. 2026-06-08
   days on market $115,500 Active 53 DOM
10. 2026-06-07
    days on market $115,500 Active 52 DOM
11. 2026-06-07
    days on market $115,500 Active 51 DOM
12. 2026-06-04
    days on market $115,500 Active 48 DOM
13. 2026-06-02
    days on market $115,500 Active 47 DOM
14. 2026-06-01
    days on market $115,500 Active 46 DOM
15. 2026-05-31
    days on market $115,500 Active 45 DOM
16. 2026-05-31
    days on market $115,500 Active 44 DOM
17. 2026-05-22
    price $115,500 940-char remark

    Show marketing remark (940 chars)

    Well-maintained and full of rustic knotty pine charm, this updated log cabin sits within 2 blocks from beautiful Houghton Lake. At end of street a boat launch for lake access. Offering 1 bedroom and 1 full bath, this cozy getaway also features a detached 16' x 24' insulated garage with storage above, providing plenty of room for your ATV, golf cart, fishing boat, and other Up North toys. Numerous updates have been completed within the last five years, including a new metal roof, well pump, pressure tank, hot water heater, refrigerator, wall furnace, and new sunroom windows for evening relaxing. Blending classic cabin character with the comfort of modern updates, this property offers the perfect Up North retreat walking distance to the largest inland lake in Michigan and all the recreational opportunities for summer fun swimming, fishing, boating, jet ski, winter snowmobiling, and Houghton Lake’s Tipup Town !

18. 2026-05-21
    price $115,500

    Show marketing remark (965 chars)

    Well-maintained and full of rustic knotty pine charm, this updated log cabin sits within 2 blocks from beautiful Houghton Lake. At the end of the street is a boat launch for lake access. Offering 1 bedroom and 1 full bath, this cozy getaway also features a detached 16x24 insulated garage with storage above, providing plenty of room for your ATV, golf cart, fishing boat, and other Up North toys. Numerous updates have been completed within the last five years, including a new metal roof, well pump, pressure tank, hot water heater, refrigerator, wall furnace, and new sunroom windows for evening relaxing. Blending classic cabin character with the comfort of modern updates, this property offers the perfect Up North retreat walking distance to the largest inland lake in Michigan and all the recreational opportunities for summer fun including swimming, fishing, boating, jet ski, riding trails in your ATV, winter snowmobiling, and Houghton Lake's Tipup Town!

19. 2026-05-21
    price $115,500 965-char remark

    Show marketing remark (965 chars)

    Well-maintained and full of rustic knotty pine charm, this updated log cabin sits within 2 blocks from beautiful Houghton Lake. At the end of the street is a boat launch for lake access. Offering 1 bedroom and 1 full bath, this cozy getaway also features a detached 16x24 insulated garage with storage above, providing plenty of room for your ATV, golf cart, fishing boat, and other Up North toys. Numerous updates have been completed within the last five years, including a new metal roof, well pump, pressure tank, hot water heater, refrigerator, wall furnace, and new sunroom windows for evening relaxing. Blending classic cabin character with the comfort of modern updates, this property offers the perfect Up North retreat walking distance to the largest inland lake in Michigan and all the recreational opportunities for summer fun including swimming, fishing, boating, jet ski, riding trails in your ATV, winter snowmobiling, and Houghton Lake's Tipup Town!

20. 2026-04-16
    listed $119,900 Active

    Show marketing remark (965 chars)

    Well-maintained and full of rustic knotty pine charm, this updated log cabin sits within 2 blocks from beautiful Houghton Lake. At the end of the street is a boat launch for lake access. Offering 1 bedroom and 1 full bath, this cozy getaway also features a detached 16x24 insulated garage with storage above, providing plenty of room for your ATV, golf cart, fishing boat, and other Up North toys. Numerous updates have been completed within the last five years, including a new metal roof, well pump, pressure tank, hot water heater, refrigerator, wall furnace, and new sunroom windows for evening relaxing. Blending classic cabin character with the comfort of modern updates, this property offers the perfect Up North retreat walking distance to the largest inland lake in Michigan and all the recreational opportunities for summer fun including swimming, fishing, boating, jet ski, riding trails in your ATV, winter snowmobiling, and Houghton Lake's Tipup Town!

21. 2026-04-16
    listed $119,900 Active 965-char remark

    Show marketing remark (965 chars)

    Well-maintained and full of rustic knotty pine charm, this updated log cabin sits within 2 blocks from beautiful Houghton Lake. At the end of the street is a boat launch for lake access. Offering 1 bedroom and 1 full bath, this cozy getaway also features a detached 16x24 insulated garage with storage above, providing plenty of room for your ATV, golf cart, fishing boat, and other Up North toys. Numerous updates have been completed within the last five years, including a new metal roof, well pump, pressure tank, hot water heater, refrigerator, wall furnace, and new sunroom windows for evening relaxing. Blending classic cabin character with the comfort of modern updates, this property offers the perfect Up North retreat walking distance to the largest inland lake in Michigan and all the recreational opportunities for summer fun including swimming, fishing, boating, jet ski, riding trails in your ATV, winter snowmobiling, and Houghton Lake's Tipup Town!

22. 2026-04-15
    listed $119,900 Active 940-char remark

    Show marketing remark (940 chars)

    Well-maintained and full of rustic knotty pine charm, this updated log cabin sits within 2 blocks from beautiful Houghton Lake. At end of street a boat launch for lake access. Offering 1 bedroom and 1 full bath, this cozy getaway also features a detached 16' x 24' insulated garage with storage above, providing plenty of room for your ATV, golf cart, fishing boat, and other Up North toys. Numerous updates have been completed within the last five years, including a new metal roof, well pump, pressure tank, hot water heater, refrigerator, wall furnace, and new sunroom windows for evening relaxing. Blending classic cabin character with the comfort of modern updates, this property offers the perfect Up North retreat walking distance to the largest inland lake in Michigan and all the recreational opportunities for summer fun swimming, fishing, boating, jet ski, winter snowmobiling, and Houghton Lake’s Tipup Town !

23. 2020-09-30
    soldstatus $35,000

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,338 · $112/mo
• Expected delta: +$278/yr (+$23/mo · 26.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 14 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: $17,906
• − Mortgage interest: −$5,882
• − Property taxes: −$1,060
• − Insurance: −$525
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$3,055
• Taxable income: $4,520
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,869/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 — Denton

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

Census & demographics

• Census place: Houghton Lake, MI
• 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

+230.0% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $115,500 MiRealSource-MiMLS
• 2026-05-21 Price Changed $115,500 REALCOMP
• 2026-05-21 Price Changed $115,500 WWMLS
• 2026-04-16 Listed $119,900 REALCOMP
• 2026-04-16 Listed $119,900 WWMLS
• 2026-04-15 Listed $119,900 MiRealSource-MiMLS
• 2020-09-30 Sold (MLS) $35,000 WWMLS

Property tax history

+3.6%/yr

Latest (2025): $1,060 · +3.2% YoY. Source: county tax records.