217 W Knox St · Beaverton, MI 48612

$149,900

4 bd · 1.5 ba · 1,440 sqft · SingleFamily · 7 Days on market

Built 1920 8,712 sqft lot $104/sqft · at area comps Est $152k · at est.

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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 +16.3/30.0
• ARV discount +8.2/15.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-story home offering plenty of space and functionality throughout! The main floor features a welcoming dining room that flows right into the kitchen, making everyday living feel connected and convenient. The spacious living room is filled with natural light and centered around a cozy fireplace. Also on the main floor is a bedroom with its own half bath, along with first-floor laundry for added convenience. Upstairs, you’ll find 3 generously sized bedrooms, all featuring walk-in closets, plus a full bathroom. The basement provides great additional storage space. Outside, enjoy the large deck overlooking the side yard. The finished garage offers tons of space for a workshop and storage for your hobbies. Don't miss out on this move in ready home!

Key facts

• Half bath
• Kitchen
• Living room

Tags

• DINING ROOM
• KITCHEN
• LIVING ROOM
• FIREPLACE
• BEDROOM
• HALF BATH

Property features AI

Finance

• Other: Lot dimensions approximately 66 x 132 (0.2 acre); Paved, publicly maintained road access; Subdivision: BEAVERTON CITY ORIGINAL; Cross streets: Second St & E Brown St
• Financial info: Investor details not specified
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 1 parking space
• Security: Details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential zoning
• Construction: Aluminum siding; Block foundation; Built details not specified
• Exterior features: Front porch; City corner lot

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Dishwasher
• Bedrooms: Details not specified
• Flooring: Details not specified
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Fireplace in the living room; Basement with block foundation
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $82 ($986/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 $124k (17.0% below list).
• Recommended offer: $124k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.4% in Beaverton — 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 70/100 on livability (#323 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Beaverton Rural Schools (rural): math 24% / reading 37% proficiency, ranked #364 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beaverton Elementary School (math 27% / reading 34%, grade F, #858 of 1,397 statewide, top 61%, 494 students, 67% FRL); Beaverton Juniorsenior High School (math 22% / reading 37%, grade F, #441 of 713 statewide, top 64%, 435 students, 60% FRL).
• Market conditions: 104 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.
• Current owner paid $113k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,349 (17.0% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $152,209
• List price: $149,900
• Delta: -1.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Doane St	0.14mi	3/2.0 (-1)	1,400 (-3%)	8mo	$200,000	$143	75
200 Glidden Rd	0.15mi	3/1.0 (-1)	1,344 (-7%)	8mo	$130,000	$97	68
126 Tonkin St	0.27mi	3/1.0 (-1)	1,385 (-4%)	8mo	$129,000	$93	67
455 Lang Rd	0.69mi	3/2.0 (-1)	1,500 (+4%)	19mo	$289,900	$193	38
237 Lakeview Ct	0.54mi	3/2.0 (-1)	1,230 (-15%)	12mo	$315,000	$256	33
237 Lakeview Ct	0.54mi	3/2.0 (-1)	1,230 (-15%)	12mo	$315,000	$256	33
223 Tonkin St	0.51mi	3/1.0 (-1)	1,232 (-14%)	19mo	$122,500	$99	29

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-19,124
• Equity at exit: $22,351

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-10,180
• Equity at exit: $12,961

Cash invested: $41,972 (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 48612

• Home prices YoY: -23.3%
• Active inventory: 104
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $82

Break-even live

Break-even rent $1,140

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $167	-5% $125	+0% $82	+5% $40	+10% $-3
Rent	-10% $-16	-5% $33	+0% $82	+5% $131	+10% $180
Rate	-1.0pp $158	-0.5pp $120	base $82	+0.5pp $43	+1.0pp $4

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   listed $149,900 Active 769-char remark

   Show marketing remark (769 chars)

   Charming 2-story home offering plenty of space and functionality throughout! The main floor features a welcoming dining room that flows right into the kitchen, making everyday living feel connected and convenient. The spacious living room is filled with natural light and centered around a cozy fireplace. Also on the main floor is a bedroom with its own half bath, along with first-floor laundry for added convenience. Upstairs, you’ll find 3 generously sized bedrooms, all featuring walk-in closets, plus a full bathroom. The basement provides great additional storage space. Outside, enjoy the large deck overlooking the side yard. The finished garage offers tons of space for a workshop and storage for your hobbies. Don't miss out on this move in ready home!

2. 2026-05-14
   listed $149,900 Active 763-char remark

   Show marketing remark (769 chars)

   Charming 2-story home offering plenty of space and functionality throughout! The main floor features a welcoming dining room that flows right into the kitchen, making everyday living feel connected and convenient. The spacious living room is filled with natural light and centered around a cozy fireplace. Also on the main floor is a bedroom with its own half bath, along with first-floor laundry for added convenience. Upstairs, you’ll find 3 generously sized bedrooms, all featuring walk-in closets, plus a full bathroom. The basement provides great additional storage space. Outside, enjoy the large deck overlooking the side yard. The finished garage offers tons of space for a workshop and storage for your hobbies. Don't miss out on this move in ready home!

3. 2021-11-24
   soldstatus $113,000
4. 2021-11-18
   soldstatus $113,000 Closed

   Show marketing remark (857 chars)

   This is Home. Charming, cozy and all things welcoming. When you step inside you will be ready to stay. Completely brought back to life inside and out, this is a must see. Pictures, though lovely, don't give the home enough credit. It is obvious that love was used while completing the work on this home. It invites you inside to find one bedroom and a two piece bath on the first floor, as well as the dining room, kitchen and living room. The kitchen has an abundance of storage from custom built-ins and pantry, to beautiful oak cabinets. Upstairs is a beautiful full bathroom and the other three bedrooms with bonus closets and plenty of space in each. As much of the original character of the house that could be left was and it could not be more beautiful. It is ready for you to move in and begin making memories. Do not wait to make your appointment.

5. 2021-11-02
   status Pending

   Show marketing remark (857 chars)

   This is Home. Charming, cozy and all things welcoming. When you step inside you will be ready to stay. Completely brought back to life inside and out, this is a must see. Pictures, though lovely, don't give the home enough credit. It is obvious that love was used while completing the work on this home. It invites you inside to find one bedroom and a two piece bath on the first floor, as well as the dining room, kitchen and living room. The kitchen has an abundance of storage from custom built-ins and pantry, to beautiful oak cabinets. Upstairs is a beautiful full bathroom and the other three bedrooms with bonus closets and plenty of space in each. As much of the original character of the house that could be left was and it could not be more beautiful. It is ready for you to move in and begin making memories. Do not wait to make your appointment.

6. 2021-10-24
   historical Keep Showing-Contgcy Appl

   Show marketing remark (857 chars)

   This is Home. Charming, cozy and all things welcoming. When you step inside you will be ready to stay. Completely brought back to life inside and out, this is a must see. Pictures, though lovely, don't give the home enough credit. It is obvious that love was used while completing the work on this home. It invites you inside to find one bedroom and a two piece bath on the first floor, as well as the dining room, kitchen and living room. The kitchen has an abundance of storage from custom built-ins and pantry, to beautiful oak cabinets. Upstairs is a beautiful full bathroom and the other three bedrooms with bonus closets and plenty of space in each. As much of the original character of the house that could be left was and it could not be more beautiful. It is ready for you to move in and begin making memories. Do not wait to make your appointment.

7. 2021-10-15
   listed $109,900 Active

   Show marketing remark (857 chars)

   This is Home. Charming, cozy and all things welcoming. When you step inside you will be ready to stay. Completely brought back to life inside and out, this is a must see. Pictures, though lovely, don't give the home enough credit. It is obvious that love was used while completing the work on this home. It invites you inside to find one bedroom and a two piece bath on the first floor, as well as the dining room, kitchen and living room. The kitchen has an abundance of storage from custom built-ins and pantry, to beautiful oak cabinets. Upstairs is a beautiful full bathroom and the other three bedrooms with bonus closets and plenty of space in each. As much of the original character of the house that could be left was and it could not be more beautiful. It is ready for you to move in and begin making memories. Do not wait to make your appointment.

8. 2014-12-29
   listed $30,000

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$844/yr (+$70/mo · 136.1%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,922
• − Mortgage interest: −$8,397
• − Property taxes: −$620
• − Insurance: −$750
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$4,361
• Taxable loss: −$1,593
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,368/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: Beaverton Rural Schools
• NCES district ID: 2604440
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $39,200
• Composite: 25.54/100
• National rank: #7431
• State rank: #364 of 540 in MI

Livability — Beaverton

• Score: 70/100
• State rank: #323
• US rank: #7931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaverton, MI
• Population (ZIP): 8,505

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Romanian 5% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -65.55%
• Current HPI: 215.4508
• 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

+399.7% since first listed

10 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-14 Listed $149,900 MiRealSource-MiMLS
• 2026-05-14 Listed $149,900 REALCOMP
• 2021-11-24 Sold (Public Records) $113,000 Public Records
• 2021-11-18 Sold (MLS) $113,000 MiRealSource-MiMLS
• 2021-11-02 Pending — MiRealSource-MiMLS
• 2021-10-24 Contingent — MiRealSource-MiMLS
• 2021-10-15 Listed $109,900 MiRealSource-MiMLS
• 2014-12-29 Listed $30,000 MiRealSource-MiMLS

Property tax history

-6.0%/yr

Latest (2025): $620 · -70.9% YoY. Source: county tax records.