5429 Daily Rd · West Branch, MI 48610

$55,900

2 bd · 1.0 ba · 696 sqft · SingleFamily · 27 Days on market

Built 1945 Fair condition 0.76 ac lot $80/sqft · 72% below area

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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
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Location Near Secord Lake – Cabin with Endless Potential! Escape to the heart of Michigan's outdoor playground at 5429 Daily Rd. This cozy cabin is perfectly situated steps away from easy access to Secord Lake, offering all the water-life perks without the FLTF Assessment. If you prefer the trails to the water, you are just minutes away from a massive system of ORV trails and thousands of acres of state land, making this the ultimate "home base" for year-round adventure. This property is a fantastic opportunity for an investor or a DIY enthusiast to finish a retreat exactly to their liking. Significant structural and mechanical updates have already been completed, including a repaired artesian well pump, a well-maintained septic system, and upgraded copper/PEX plumbing. Structural improvements feature replaced floor joists and brand-new subflooring, with beautiful hardwood flooring already started (the seller is even including enough additional flooring material to finish the job!). Schedule your showing today!

Key facts

• 0.76 acre lot
• Built 1945
• Listed 27 days

Tags

• EASY ACCESS TO SECORD LAKE
• MASSIVE SYSTEM OF ORV TRAILS
• REPAIRED ARTESIAN WELL PUMP
• WELL-MAINTAINED SEPTIC SYSTEM
• UPGRADED COPPER PEX PLUMBING
• REPLACED FLOOR JOISTS

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Wood siding; Slab foundation; Built with standard residential construction
• Exterior features: Deck; Gravel road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No cooling; Electric heating; Propane heating
• Interior features: Electric water heater; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.5% in West Branch — 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 69/100 on livability (#331 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Surline Elementary School (math 34% / reading 37%, grade F, #731 of 1,397 statewide, top 53%, 601 students, 68% FRL); Surline Middle School (math 21% / reading 44%, grade F, #314 of 493 statewide, top 64%, 582 students, 70% FRL); Ogemaw Heights High School (math 37% / reading 52%, grade F, #214 of 713 statewide, top 36%, 573 students, 62% FRL).
• Market conditions: 66 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $386 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,061 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.57% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $200,368
• List price: $55,900
• Delta: -72.10%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 1.67×
• Total profit: $10,416
• Equity at exit: $8,335

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $34,184
• Equity at exit: $4,833

Cash invested: $15,652 (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 48610

• Active inventory: 66
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $306

Break-even live

Break-even rent $489

Max offer price $55,900

Occupancy floor 60%

Sensitivity live

Price	-10% $344	-5% $325	+0% $306	+5% $286	+10% $267
Rent	-10% $236	-5% $271	+0% $306	+5% $340	+10% $375
Rate	-1.0pp $334	-0.5pp $320	base $306	+0.5pp $291	+1.0pp $276

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $55,900 Pending 27 DOM
2. 2026-06-09
   days on market $55,900 Active 26 DOM
3. 2026-06-08
   days on market $55,900 Active 25 DOM
4. 2026-06-07
   days on market $55,900 Active 24 DOM
5. 2026-06-07
   days on market $55,900 Active 23 DOM
6. 2026-06-04
   days on market $55,900 Active 20 DOM
7. 2026-06-02
   days on market $55,900 Active 19 DOM
8. 2026-06-01
   days on market $55,900 Active 18 DOM
9. 2026-05-31
   days on market $55,900 Active 17 DOM
10. 2026-05-31
    days on market $55,900 Active 16 DOM
11. 2026-05-14
    listed $55,900 Active 1054-char remark

    Show marketing remark (1054 chars)

    Prime Location Near Secord Lake – Cabin with Endless Potential! Escape to the heart of Michigan’s outdoor playground at 5429 Daily Rd. This cozy cabin is perfectly situated steps away from easy access to Secord Lake, offering all the water-life perks without the FLTF Assessment. If you prefer the trails to the water, you are just minutes away from a massive system of ORV trails and thousands of acres of state land, making this the ultimate "home base" for year-round adventure. This property is a fantastic opportunity for an investor or a DIY enthusiast to finish a retreat exactly to their liking. Significant structural and mechanical updates have already been completed, including a repaired artesian well pump, a well-maintained septic system, and upgraded copper/PEX plumbing. Structural improvements feature replaced floor joists and brand-new subflooring, with beautiful hardwood flooring already started (the seller is even including enough additional flooring material to finish the job!). Schedule your showing today!

12. 2026-05-14
    listed $55,900 Active 1061-char remark

    Show marketing remark (1054 chars)

    Prime Location Near Secord Lake – Cabin with Endless Potential! Escape to the heart of Michigan’s outdoor playground at 5429 Daily Rd. This cozy cabin is perfectly situated steps away from easy access to Secord Lake, offering all the water-life perks without the FLTF Assessment. If you prefer the trails to the water, you are just minutes away from a massive system of ORV trails and thousands of acres of state land, making this the ultimate "home base" for year-round adventure. This property is a fantastic opportunity for an investor or a DIY enthusiast to finish a retreat exactly to their liking. Significant structural and mechanical updates have already been completed, including a repaired artesian well pump, a well-maintained septic system, and upgraded copper/PEX plumbing. Structural improvements feature replaced floor joists and brand-new subflooring, with beautiful hardwood flooring already started (the seller is even including enough additional flooring material to finish the job!). Schedule your showing today!

13. 2026-05-14
    listed $55,900 Active

    Show marketing remark (1054 chars)

    Prime Location Near Secord Lake – Cabin with Endless Potential! Escape to the heart of Michigan’s outdoor playground at 5429 Daily Rd. This cozy cabin is perfectly situated steps away from easy access to Secord Lake, offering all the water-life perks without the FLTF Assessment. If you prefer the trails to the water, you are just minutes away from a massive system of ORV trails and thousands of acres of state land, making this the ultimate "home base" for year-round adventure. This property is a fantastic opportunity for an investor or a DIY enthusiast to finish a retreat exactly to their liking. Significant structural and mechanical updates have already been completed, including a repaired artesian well pump, a well-maintained septic system, and upgraded copper/PEX plumbing. Structural improvements feature replaced floor joists and brand-new subflooring, with beautiful hardwood flooring already started (the seller is even including enough additional flooring material to finish the job!). Schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $10,509
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$280
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$1,626
• Taxable income: $2,953
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $2,958/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to improve its condition and increase its value. Focus on updating the interior walls, flooring, and landscaping to enhance curb appeal and resale value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and need replacement or refinishing.
• Moderate Exterior siding — Worn and needs repainting or replacement.
• Major Flooring — Worn and uneven, needs replacement.
• Major Interior walls — Worn and discoloration, needs repainting or replacement.
• Major Landscaping — Overgrown and unkempt, needs trimming and planting.
• Major Deck — Worn and needs repair or replacement.

Value-add opportunities

• Both Painting and updating interior walls — Enhances curb appeal and interior aesthetics.
• Both Replacing worn flooring — Improves comfort and safety, enhances resale value.
• Both Rebuilding or repairing the deck — Enhances outdoor living space and curb appeal.
• Both Landscaping and trimming — Enhances curb appeal and outdoor living space.
• Both Upgrading HVAC system — Improves comfort and energy efficiency, enhances resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and need replacement or refinishing.	Moderate	$3,000–15,000
Exterior siding · Worn and needs repainting or replacement.	Moderate	$3,000–15,000
Flooring · Worn and uneven, needs replacement.	Major	$15,000–50,000
Interior walls · Worn and discoloration, needs repainting or replacement.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, needs trimming and planting.	Major	$15,000–50,000
Deck · Worn and needs repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Both Painting and updating interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Replacing worn flooring — Improves comfort and safety, enhances resale value. ↑
• Both Rebuilding or repairing the deck — Enhances outdoor living space and curb appeal. ↑
• Both Landscaping and trimming — Enhances curb appeal and outdoor living space. ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency, enhances resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — West Branch

• Score: 69/100
• State rank: #331
• US rank: #8152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,261

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.02%
• Current HPI: 125.4127
• 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

6 events — show timeline

• 2026-06-10 Pending — REALCOMP
• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-05-14 Listed $55,900 MiRealSource-MiMLS
• 2026-05-14 Listed $55,900 MiRealSource-MiMLS
• 2026-05-14 Listed $55,900 REALCOMP