8207 Florida Unit A · Oscoda, MI 48750

$104,000

3 bd · 1.5 ba · 1,255 sqft · SingleFamily public records · 104 Days on market

Built 1960 7,405 sqft lot Est $100k · at est. $72/mo HOA · 6% of rent

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• ARV discount +5.9/15.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Maintained END Unit in the Villages of Oscoda! Tucked away at the end of a quiet street, this rare end-unit condo backs up to a peaceful, wooded area with mature trees offering privacy and nature views year-round. Step out your back door and view your scenic path. Just minutes away you can experience the iconic “Three Pipes” on the banks of the AuSable River! Inside, you’ll find pecan hardwood floors, central A/C, a full basement, newer furnace (2023), and newer HW heater (2024). This property is move-in ready and waiting for your personal touch. Enjoy the best of up north living in a serene setting close to outdoor adventure.

Key facts

• Scenic path
• Central a/c
• Nature views

Tags

• WOODED AREA
• MATURE TREES
• NATURE VIEWS
• SCENIC PATH
• PECAN HARDWOOD FLOORS
• CENTRAL A/C

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 134 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 $719 of loan paydown is wiped out by about $3k 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 104 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $94,640 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $100,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005B N Alaska St #15	0.16mi	3/1.5	1,328 (+6%)	2mo	$105,000	$79	81
8005B N Alaska St	0.16mi	3/1.5	1,328 (+6%)	2mo	$105,000	$79	81
9306 Maryland St	0.39mi	3/1.5	1,274 (+2%)	1mo	$102,000	$80	79
9306 Maryland St Unit A	0.39mi	3/1.5	1,274 (+2%)	1mo	$102,000	$80	79
8013 S Alaska St	0.10mi	3/1.5	1,255 (0%)	21mo	$96,000	$76	78
8013 S Alaska St Unit A	0.10mi	3/1.5	1,255 (0%)	21mo	$96,000	$76	78
9502 B Montana St	0.50mi	3/1.5	1,262 (+1%)	0mo	$125,000	$99	76
9502 B Montana St Lot : 542	0.50mi	3/1.5	1,262 (+1%)	0mo	$125,000	$99	76
10409 South Carolina St	0.71mi	3/1.5	1,170 (-7%)	21mo	$130,000	$111	38

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-785
• Equity at exit: $15,507

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $20,043
• Equity at exit: $8,992

Cash invested: $29,120 (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: 134
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$43
• HOA: −$72
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $252

Break-even live

Break-even rent $900

Max offer price $104,000

Occupancy floor 74%

Sensitivity live

Price	-10% $311	-5% $281	+0% $252	+5% $223	+10% $193
Rent	-10% $156	-5% $204	+0% $252	+5% $300	+10% $348
Rate	-1.0pp $304	-0.5pp $279	base $252	+0.5pp $225	+1.0pp $198

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 12 events

1. 2025-10-24
   soldstatus $108,500
2. 2025-10-02
   status Pending

   Show marketing remark (664 chars)

   Beautifully Maintained END Unit in the Villages of Oscoda! Tucked away at the end of a quiet street, this rare end-unit condo backs up to a peaceful, wooded area with mature trees offering privacy and nature views year-round. Step out your back door and view your scenic path. Just minutes away you can experience the iconic “Three Pipes” on the banks of the AuSable River! Inside, you’ll find pecan hardwood floors, central A/C, a full basement, newer furnace (2023), and newer HW heater (2024). This property is move-in ready and waiting for your personal touch. Enjoy the best of up north living in a serene setting close to outdoor adventure.

3. 2025-10-02
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Beautifully Maintained END Unit in the Villages of Oscoda! Tucked away at the end of a quiet street, this rare end-unit condo backs up to a peaceful, wooded area with mature trees offering privacy and nature views year-round. Step out your back door and view your scenic path. Just minutes away you can experience the iconic “Three Pipes” on the banks of the AuSable River! Inside, you’ll find pecan hardwood floors, central A/C, a full basement, newer furnace (2023), and newer HW heater (2024). This property is move-in ready and waiting for your personal touch. Enjoy the best of up north living in a serene setting close to outdoor adventure.

4. 2025-08-21
   price $104,000 664-char remark

   Show marketing remark (664 chars)

   Beautifully Maintained END Unit in the Villages of Oscoda! Tucked away at the end of a quiet street, this rare end-unit condo backs up to a peaceful, wooded area with mature trees offering privacy and nature views year-round. Step out your back door and view your scenic path. Just minutes away you can experience the iconic “Three Pipes” on the banks of the AuSable River! Inside, you’ll find pecan hardwood floors, central A/C, a full basement, newer furnace (2023), and newer HW heater (2024). This property is move-in ready and waiting for your personal touch. Enjoy the best of up north living in a serene setting close to outdoor adventure.

5. 2025-08-20
   price $104,000
6. 2025-06-20
   listed $109,000 Active

   Show marketing remark (664 chars)

   Beautifully Maintained END Unit in the Villages of Oscoda! Tucked away at the end of a quiet street, this rare end-unit condo backs up to a peaceful, wooded area with mature trees offering privacy and nature views year-round. Step out your back door and view your scenic path. Just minutes away you can experience the iconic “Three Pipes” on the banks of the AuSable River! Inside, you’ll find pecan hardwood floors, central A/C, a full basement, newer furnace (2023), and newer HW heater (2024). This property is move-in ready and waiting for your personal touch. Enjoy the best of up north living in a serene setting close to outdoor adventure.

7. 2025-06-20
   listed $109,000 Active 664-char remark

   Show marketing remark (664 chars)

   Beautifully Maintained END Unit in the Villages of Oscoda! Tucked away at the end of a quiet street, this rare end-unit condo backs up to a peaceful, wooded area with mature trees offering privacy and nature views year-round. Step out your back door and view your scenic path. Just minutes away you can experience the iconic “Three Pipes” on the banks of the AuSable River! Inside, you’ll find pecan hardwood floors, central A/C, a full basement, newer furnace (2023), and newer HW heater (2024). This property is move-in ready and waiting for your personal touch. Enjoy the best of up north living in a serene setting close to outdoor adventure.

8. 2024-05-21
   soldstatus $99,900
9. 2024-05-20
   soldstatus $99,900 Closed 531-char remark

   Show marketing remark (531 chars)

   Well cared for end unit in the Villages of Oscoda! Prime location! Located at the end of the street with plenty of green space behind you and on the side, the path that travels down to 3 pipes on the the banks of the AuSable River is just out your back door! New Furnace and water heater. Pecan hardwood floors throughout. Full basement. Central AC. $72 a month HOA dues which covers trash removal and lawn care. Has been a vacation home for the last twenty years, so very lightly used and ready for you to make your memories here!

10. 2024-05-09
    status Pending 531-char remark

    Show marketing remark (531 chars)

    Well cared for end unit in the Villages of Oscoda! Prime location! Located at the end of the street with plenty of green space behind you and on the side, the path that travels down to 3 pipes on the the banks of the AuSable River is just out your back door! New Furnace and water heater. Pecan hardwood floors throughout. Full basement. Central AC. $72 a month HOA dues which covers trash removal and lawn care. Has been a vacation home for the last twenty years, so very lightly used and ready for you to make your memories here!

11. 2024-04-22
    historical Accepting Backup Offers 531-char remark

    Show marketing remark (531 chars)

    Well cared for end unit in the Villages of Oscoda! Prime location! Located at the end of the street with plenty of green space behind you and on the side, the path that travels down to 3 pipes on the the banks of the AuSable River is just out your back door! New Furnace and water heater. Pecan hardwood floors throughout. Full basement. Central AC. $72 a month HOA dues which covers trash removal and lawn care. Has been a vacation home for the last twenty years, so very lightly used and ready for you to make your memories here!

12. 2024-04-07
    listed $99,900 Active 531-char remark

    Show marketing remark (531 chars)

    Well cared for end unit in the Villages of Oscoda! Prime location! Located at the end of the street with plenty of green space behind you and on the side, the path that travels down to 3 pipes on the the banks of the AuSable River is just out your back door! New Furnace and water heater. Pecan hardwood floors throughout. Full basement. Central AC. $72 a month HOA dues which covers trash removal and lawn care. Has been a vacation home for the last twenty years, so very lightly used and ready for you to make your memories here!

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: +$501/yr (+$42/mo · 83.5%)

ⓘ 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: −$5,826
• − Property taxes: −$600
• − Insurance: −$520
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − HOA: −$864
• − Depreciation: −$3,025
• Taxable income: $1,450
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,677/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

+8.6% since first listed

12 events — show timeline

• 2025-10-24 Sold (Public Records) $108,500 Public Records
• 2025-10-02 Pending — REALCOMP
• 2025-10-02 Pending — MiRealSource-MiMLS
• 2025-08-21 Price Changed $104,000 MiRealSource-MiMLS
• 2025-08-20 Price Changed $104,000 REALCOMP
• 2025-06-20 Listed $109,000 REALCOMP
• 2025-06-20 Listed $109,000 MiRealSource-MiMLS
• 2024-05-21 Sold (Public Records) $99,900 Public Records
• 2024-05-20 Sold (MLS) $99,900 MiRealSource-MiMLS
• 2024-05-09 Pending — MiRealSource-MiMLS
• 2024-04-22 Contingent — MiRealSource-MiMLS
• 2024-04-07 Listed $99,900 MiRealSource-MiMLS

Property tax history

-0.6%/yr

Latest (2025): $600 · +134.9% YoY. Source: county tax records.