8113 A Colorado St · Oscoda, MI 48750

$119,900

3 bd · 1.5 ba · 1,255 sqft · SingleFamily public records · 18 Days on market

Built 1960 Est $100k · 19% over $77/mo HOA · 6% of rent

---

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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey and very clean 3-bedroom, 1 3/4 baths with 2 bonus rooms in the basement. Beautiful Pecan hardwood floors throughout, full basement, one-car detached garage with opener, lots of storage. City water and sewer. Immediate occupancy. Monthly dues are $77 and cover trash removal and lawn care

Key facts

• $77 HOA
• Garage
• Built 1960

Property features AI

Finance

• Other: Located in The Villages of Oscoda subdivision
• HOA & community: Homeowners association with a $77 monthly fee; HOA maintains grounds, provides snow removal and trash service; Community trails

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Shared septic
• Home design: Residential condominium; Two levels
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Deck; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Bay windows; Window treatments; Finished full basement with partially finished areas
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.8% in Oscoda — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#641 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Oscoda Area Schools (rural): math 31% / reading 38% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 128 active listings in the ZIP; 58 units permitted in Iosco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iosco County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $52k; list at $120k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $100,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005B N Alaska St #15	0.04mi	3/1.5	1,328 (+6%)	2mo	$105,000	$79	86
8005B N Alaska St	0.04mi	3/1.5	1,328 (+6%)	2mo	$105,000	$79	86
8013 S Alaska St	0.16mi	3/1.5	1,255 (0%)	20mo	$96,000	$76	76
8013 S Alaska St Unit A	0.16mi	3/1.5	1,255 (0%)	20mo	$96,000	$76	76
9306 Maryland St Unit A	0.53mi	3/1.5	1,274 (+2%)	1mo	$102,000	$80	72
9306 Maryland St	0.53mi	3/1.5	1,274 (+2%)	1mo	$102,000	$80	72
9502 B Montana St Lot : 542	0.64mi	3/1.5	1,262 (+1%)	0mo	$125,000	$99	69
9502 B Montana St	0.64mi	3/1.5	1,262 (+1%)	0mo	$125,000	$99	69
5523 Heather St Lot : 21&22	0.64mi	3/2.0	1,278 (+2%)	18mo	$215,000	$168	50
5534 Heather Dr	0.69mi	3/2.0	1,264 (+1%)	20mo	$120,000	$95	48
4557 F-41	0.63mi	3/2.0	1,404 (+12%)	14mo	$230,000	$164	37

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,221
• Equity at exit: $17,877

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,990
• Equity at exit: $10,367

Cash invested: $33,572 (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 48750

• Active inventory: 128
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$50
• HOA: −$77
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $144

Break-even live

Break-even rent $1,036

Max offer price $119,900

Occupancy floor 83%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: watersewertrashlandscaping

Listing history 13 events

1. 2026-06-09
   status $119,900 Pending 18 DOM
2. 2026-06-08
   days on market $119,900 Active Under Contract 18 DOM
3. 2026-06-07
   days on market $119,900 Active Under Contract 17 DOM
4. 2026-06-07
   days on market $119,900 Active Under Contract 16 DOM
5. 2026-06-04
   days on market $119,900 Active Under Contract 13 DOM
6. 2026-06-02
   days on market $119,900 Active Under Contract 12 DOM
7. 2026-06-01
   days on market $119,900 Active Under Contract 11 DOM
8. 2026-05-31
   status $119,900 Active Under Contract 10 DOM
9. 2026-05-31
   days on market $119,900 Active 10 DOM
10. 2026-05-31
    days on market $119,900 Active 9 DOM
11. 2026-05-21
    listed $119,900 Active 296-char remark

    Show marketing remark (296 chars)

    Turnkey and very clean 3-bedroom, 1 3/4 baths with 2 bonus rooms in the basement. Beautiful Pecan hardwood floors throughout, full basement, one-car detached garage with opener, lots of storage. City water and sewer. Immediate occupancy. Monthly dues are $77 and cover trash removal and lawn care

12. 2026-05-21
    listed $119,900 Active

    Show marketing remark (296 chars)

    Turnkey and very clean 3-bedroom, 1 3/4 baths with 2 bonus rooms in the basement. Beautiful Pecan hardwood floors throughout, full basement, one-car detached garage with opener, lots of storage. City water and sewer. Immediate occupancy. Monthly dues are $77 and cover trash removal and lawn care

13. 2019-12-27
    soldstatus $51,501

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$547/yr (+$46/mo · 72.8%)

ⓘ 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 ≥94°F today · 13 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: $14,624
• − Mortgage interest: −$6,716
• − Property taxes: −$752
• − Insurance: −$600
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − HOA: −$924
• − Depreciation: −$3,488
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,779/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: Oscoda Area Schools
• NCES district ID: 2626970
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $36,275
• Composite: 28.6/100
• National rank: #6714
• State rank: #313 of 540 in MI

Livability — Oscoda

• Score: 57/100
• State rank: #641
• US rank: #21680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,281

Population outlook (Iosco County) Hauer SSP2

• Today (2025): 24,366 people
• By 2030: 23,622 · -3.1%
• By 2040: 22,021 · -9.6%
• By 2050: 20,877 · -14.3%
• By 2075: 18,792 · -22.9%
• By 2100: 15,465 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Iosco

• 2024 margin: Solid R (+30.6) · D 34.0% · R 64.5% · Other 1.5%
• 2008→2024 swing: -35.7pp toward R · 2008: 5.1pp · 2024: -30.6pp
• All cycles: 2024: R+30.6 2020: R+28.6 2016: R+30.0 2012: R+5.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.75%
• Current HPI: 157.6759
• 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

+132.8% since first listed

3 events — show timeline

• 2026-05-21 Listed $119,900 REALCOMP
• 2026-05-21 Listed $119,900 MiRealSource-MiMLS
• 2019-12-27 Sold (Public Records) $51,501 Public Records

Property tax history

+2.2%/yr

Latest (2025): $752 · +3.4% YoY. Source: county tax records.