3521 Benoit Rd · Fairgrove, MI 48733

$54,900

1 bd · 1.0 ba · 684 sqft · SingleFamily public records · 2 Days on market

Built 1970 1.21 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated in a peaceful rural setting, this property offers the opportunity to enjoy country living while still being conveniently located near local amenities. Whether you're looking for a primary residence, investment opportunity, or a property with room to make your own improvements, this home offers endless potential. Enjoy the space, privacy, and possibilities that come with country living. Schedule your private showing today and explore everything this property has to offer.

Key facts

• 1.21 acre lot
• Built 1970

Property features AI

Finance

• Other: Lot size approximately 1.21 acres (dimensions 170 x 312 x 170 x 310)

Exterior

• Parking: Driveway, no garage
• Security: Smoke detector(s)
• Utilities: Water: Other; Sewer: Septic tank
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding; Slab foundation; Built as single-family residence
• Exterior features: Metal roof; Road surface: dirt and paved

Interior

• Bedrooms: Total rooms: 1
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane wall furnace; No central cooling
• Interior features: Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 57/100 on livability (#639 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Akron-Fairgrove Schools (rural): math 35% / reading 35% proficiency, ranked #464 of 760 in MI (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 56 units permitted in Tuscola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $2k appreciation (4.2% local appreciation)).
• Tuscola County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $54,900

Questions for the listing agent

1. Built in 1970 — 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 F-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: 2.02% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.31%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.74×
• Total profit: $42,146
• Equity at exit: $28,351

10-year hold

• IRR: 45.1%
• Equity multiple: 7.57×
• Total profit: $101,063
• Equity at exit: $46,786

Cash invested: $15,372 (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 48733

• Home prices YoY: 1.9%
• Active inventory: 7
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $504

Break-even live

Break-even rent $472

Max offer price $54,900

Occupancy floor 50%

Sensitivity live

Price	-10% $535	-5% $519	+0% $504	+5% $488	+10% $473
Rent	-10% $416	-5% $460	+0% $504	+5% $547	+10% $591
Rate	-1.0pp $531	-0.5pp $518	base $504	+0.5pp $489	+1.0pp $475

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $54,900 Active 2 DOM
2. 2026-06-18
   remarks 484-char remark
3. 2026-06-18
   listed $54,900 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: $742 · $62/mo
• Projected year-2 tax: $794 · $66/mo
• Expected delta: +$52/yr (+$4/mo · 7.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,309
• − Mortgage interest: −$3,075
• − Property taxes: −$742
• − Insurance: −$274
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$1,597
• Taxable income: $5,491
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $4,725/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: Akron-Fairgrove Schools
• NCES district ID: 2602010
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $40,975
• Composite: 32.12/100
• National rank: #10981
• State rank: #464 of 760 in MI

Livability — Fairgrove

• Score: 57/100
• State rank: #639
• US rank: #21640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,650

Population outlook (Tuscola County) Hauer SSP2

• Today (2025): 49,930 people
• By 2030: 47,294 · -5.3%
• By 2040: 41,504 · -16.9%
• By 2050: 35,560 · -28.8%
• By 2075: 24,455 · -51.0%
• By 2100: 16,507 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 7% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Tuscola

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.3%
• 2008→2024 swing: -42.1pp toward R · 2008: -0.8pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+39.3 2016: R+38.0 2012: R+10.8 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.16%
• Current HPI: 217.0238
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $54,900 MiRealSource-MiMLS
• 2026-06-10 Listed $54,900 REALCOMP

Property tax history

+12.4%/yr

Latest (2025): $742 · +2.6% YoY. Source: county tax records.