5266 Dutcher Rd · Fairgrove, MI 48733

$174,900

4 bd · 2.0 ba · 2,376 sqft · SingleFamily · 39 Days on market

Built 1935 1.74 ac lot $74/sqft · 7% below area Est $189k · 7% under

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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 +14.0/30.0
• ARV discount +10.9/15.0
• Appreciation +7.1/10.0
• DSCR +4.2/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a country charmer situated on 1.74 acres with lots of room for the flower or vegetable gardens that you have been dreaming of having. Additionally, outside there is a large 40'x46' tool shed with lots of storage room for yard tools and other outdoor items. The two-story country home offers four good-sized bedrooms each with a walk-in closet. There are two full baths in this home, one upstairs and one on the main floor. The kitchen comes with a stove and refrigerator and a laundry room is also located on the main floor. The formal dining room is off the large living room with convenient access to the kitchen. You will find that the living room has access to a 7'x26' covered porch with Trex flooring set up to enjoy those summer Michigan evenings outside. The exterior of the home is vinyl sided with all newer windows. Immediate possession is being offered, so call today because this one won't last long at this great price.

Key facts

• Covered porch
• Vinyl sided
• Large tool shed

Tags

• 1.74 ACRES
• LARGE TOOL SHED
• WALK-IN CLOSET
• COVERED PORCH
• VINYL SIDED
• NEWER WINDOWS

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; Two story; Ground-level entry with steps; Vinyl siding
• Construction: Built with vinyl siding; Block foundation; Asphalt roof
• Exterior features: Covered porch; Lighting; Shed(s)

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Forced air heating; Oil heating; No cooling
• Interior features: Electric water heater; Unfinished basement; Lighting
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $21 ($257/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (21.9% below list).
• Recommended offer: $137k (21.9% below list) — sets the bar for 1% rule.

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-, crime F, amenities 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.
• Zoned schools: Akronfairgrove Elem School (math 37% / reading 37%, grade F, #685 of 1,397 statewide, top 51%, 173 students, 71% FRL); Akronfairgrove Jrsr High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 167 students, 65% FRL).
• Market conditions: 8 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 $8k of equity ($1k loan paydown + $7k 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($170k) 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,660 (21.9% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
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. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (median comp): $189,043
• List price: $174,900
• Delta: -7.48%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5266 Dutcher Rd	0.00mi	4/2.0	2,376 (0%)	1mo	$170,000	$72	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.1%
• Equity multiple: 1.68×
• Total profit: $33,335
• Equity at exit: $90,319

10-year hold

• IRR: 12.7%
• Equity multiple: 3.12×
• Total profit: $103,798
• Equity at exit: $149,050

Cash invested: $48,972 (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: 8
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $21

Break-even live

Break-even rent $1,340

Max offer price $174,900

Occupancy floor 93%

Sensitivity live

Price	-10% $120	-5% $71	+0% $21	+5% $-28	+10% $-78
Rent	-10% $-87	-5% $-33	+0% $21	+5% $75	+10% $129
Rate	-1.0pp $109	-0.5pp $66	base $21	+0.5pp $-24	+1.0pp $-70

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-30
   statusdays on market $174,900 Pending 39 DOM

   Show marketing remark (941 chars)

   This is a country charmer situated on 1.74 acres with lots of room for the flower or vegetable gardens that you have been dreaming of having. Additionally, outside there is a large 40'x46' tool shed with lots of storage room for yard tools and other outdoor items. The two-story country home offers four good-sized bedrooms each with a walk-in closet. There are two full baths in this home, one upstairs and one on the main floor. The kitchen comes with a stove and refrigerator and a laundry room is also located on the main floor. The formal dining room is off the large living room with convenient access to the kitchen. You will find that the living room has access to a 7'x26' covered porch with Trex flooring set up to enjoy those summer Michigan evenings outside. The exterior of the home is vinyl sided with all newer windows. Immediate possession is being offered, so call today because this one won't last long at this great price.

2. 2026-05-04
   historical Accepting Backup Offers 941-char remark

   Show marketing remark (941 chars)

   This is a country charmer situated on 1.74 acres with lots of room for the flower or vegetable gardens that you have been dreaming of having. Additionally, outside there is a large 40'x46' tool shed with lots of storage room for yard tools and other outdoor items. The two-story country home offers four good-sized bedrooms each with a walk-in closet. There are two full baths in this home, one upstairs and one on the main floor. The kitchen comes with a stove and refrigerator and a laundry room is also located on the main floor. The formal dining room is off the large living room with convenient access to the kitchen. You will find that the living room has access to a 7'x26' covered porch with Trex flooring set up to enjoy those summer Michigan evenings outside. The exterior of the home is vinyl sided with all newer windows. Immediate possession is being offered, so call today because this one won't last long at this great price.

3. 2026-05-04
   historical Active Under Contract 941-char remark

   Show marketing remark (941 chars)

   This is a country charmer situated on 1.74 acres with lots of room for the flower or vegetable gardens that you have been dreaming of having. Additionally, outside there is a large 40'x46' tool shed with lots of storage room for yard tools and other outdoor items. The two-story country home offers four good-sized bedrooms each with a walk-in closet. There are two full baths in this home, one upstairs and one on the main floor. The kitchen comes with a stove and refrigerator and a laundry room is also located on the main floor. The formal dining room is off the large living room with convenient access to the kitchen. You will find that the living room has access to a 7'x26' covered porch with Trex flooring set up to enjoy those summer Michigan evenings outside. The exterior of the home is vinyl sided with all newer windows. Immediate possession is being offered, so call today because this one won't last long at this great price.

4. 2026-04-17
   listed $174,900 Active 941-char remark

   Show marketing remark (941 chars)

   This is a country charmer situated on 1.74 acres with lots of room for the flower or vegetable gardens that you have been dreaming of having. Additionally, outside there is a large 40'x46' tool shed with lots of storage room for yard tools and other outdoor items. The two-story country home offers four good-sized bedrooms each with a walk-in closet. There are two full baths in this home, one upstairs and one on the main floor. The kitchen comes with a stove and refrigerator and a laundry room is also located on the main floor. The formal dining room is off the large living room with convenient access to the kitchen. You will find that the living room has access to a 7'x26' covered porch with Trex flooring set up to enjoy those summer Michigan evenings outside. The exterior of the home is vinyl sided with all newer windows. Immediate possession is being offered, so call today because this one won't last long at this great price.

5. 2026-04-17
   listed $174,900 Active 941-char remark

   Show marketing remark (941 chars)

   This is a country charmer situated on 1.74 acres with lots of room for the flower or vegetable gardens that you have been dreaming of having. Additionally, outside there is a large 40'x46' tool shed with lots of storage room for yard tools and other outdoor items. The two-story country home offers four good-sized bedrooms each with a walk-in closet. There are two full baths in this home, one upstairs and one on the main floor. The kitchen comes with a stove and refrigerator and a laundry room is also located on the main floor. The formal dining room is off the large living room with convenient access to the kitchen. You will find that the living room has access to a 7'x26' covered porch with Trex flooring set up to enjoy those summer Michigan evenings outside. The exterior of the home is vinyl sided with all newer windows. Immediate possession is being offered, so call today because this one won't last long at this great price.

6. 2003-10-23
   soldstatus $42,500

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$938/yr (+$78/mo · 114.7%)

ⓘ 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 ≥98°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: $16,399
• − Mortgage interest: −$9,797
• − Property taxes: −$818
• − Insurance: −$874
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$5,088
• Taxable loss: −$2,802
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $929/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

+300.0% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $170,000 REALCOMP
• 2026-06-05 Sold (MLS) $170,000 MiRealSource-MiMLS
• 2026-05-30 Pending — MiRealSource-MiMLS
• 2026-05-30 Pending — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-04-17 Listed $174,900 REALCOMP
• 2026-04-17 Listed $174,900 MiRealSource-MiMLS
• 2003-10-23 Sold (Public Records) $42,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $818 · +3.9% YoY. Source: county tax records.