2673 Mckinley Rd · Mio, MI 48647

$72,900

1 bd · 1.0 ba · 605 sqft · SingleFamily · 14 Days on market

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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
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the perfect Up North retreat with this charming 1-bedroom, 1-bath cabin, lovingly held by the same family since 1976. Offered fully furnished, this cozy getaway is ready for immediate enjoyment. A loft provides additional sleeping space, while the 8x10 shed--packed with tools and equipment included in the sale--offers excellent storage for all your outdoor gear. Ideally located just a mile from Au Sable River access and a short drive to McKinley Bridge, adventure awaits in every direction. Bordering thousands of acres of Federal land, this property is a true haven for hunting, fishing, trail riding, and year-round recreation.

Key facts

• Excellent storage
• 8x10 shed
• Listed 14 days

Tags

• 8X10 SHED
• EXCELLENT STORAGE
• AU SABLE RIVER ACCESS
• YEAR ROUND RECREATION

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence (residential property); Entry lot currently used for hunting
• Construction: Slab foundation
• Exterior features: Shed(s); Natural vegetation / mostly in a natural state; Paved road access

Interior

• Kitchen: Microwave; Refrigerator; Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Ceiling fan(s)
• Interior features: Blinds on windows
• Laundry & utility: No laundry facilities indicated

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($779 rent vs $73k).
• Cap rate 9.2% vs local median 4.1% in Mio — 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 61/100 on livability (#557 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Mio-Ausable Schools (rural): math 31% / reading 33% proficiency, ranked #351 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 29 units permitted in Oscoda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oscoda County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

No comps found within radius.

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: $-573
• Equity at exit: $10,870

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $13,896
• Equity at exit: $6,303

Cash invested: $20,412 (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 48647

• Home prices YoY: -14.3%
• Active inventory: 46
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $779 medium
• Mortgage (P&I): −$382
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $177

Break-even live

Break-even rent $555

Max offer price $72,900

Occupancy floor 72%

Sensitivity live

Price	-10% $218	-5% $198	+0% $177	+5% $156	+10% $136
Rent	-10% $115	-5% $146	+0% $177	+5% $208	+10% $238
Rate	-1.0pp $214	-0.5pp $195	base $177	+0.5pp $158	+1.0pp $139

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   status $72,900 Pending 14 DOM
2. 2026-06-18
   days on market $72,900 Active 14 DOM
3. 2026-06-17
   days on market $72,900 Active 13 DOM
4. 2026-06-16
   days on market $72,900 Active 12 DOM
5. 2026-06-15
   days on market $72,900 Active 11 DOM
6. 2026-06-13
   days on market $72,900 Active 9 DOM
7. 2026-06-12
   days on market $72,900 Active 8 DOM
8. 2026-06-09
   days on market $72,900 Active 5 DOM
9. 2026-06-08
   days on market $72,900 Active 4 DOM
10. 2026-06-07
    days on market $72,900 Active 3 DOM
11. 2026-06-07
    remarks 643-char remark
12. 2026-06-07
    listed $72,900 Active 2 DOM

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: +$405/yr (+$34/mo · 129.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major 91% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,352
• − Mortgage interest: −$4,084
• − Property taxes: −$313
• − Insurance: −$364
• − Repairs & maintenance: −$748
• − Management: −$748
• − Depreciation: −$2,121
• Taxable income: $974
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $1,889/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: Mio-Ausable Schools
• NCES district ID: 2624000
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $34,216
• Composite: 26.35/100
• National rank: #7236
• State rank: #351 of 540 in MI

Livability — Mio

• Score: 61/100
• State rank: #557
• US rank: #17534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,044

Population outlook (Oscoda County) Hauer SSP2

• Today (2025): 7,410 people
• By 2030: 6,884 · -7.1%
• By 2040: 5,853 · -21.0%
• By 2050: 5,055 · -31.8%
• By 2075: 3,832 · -48.3%
• By 2100: 2,863 · -61.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Iranian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · German/W. Germanic 11% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Oscoda

• 2024 margin: Solid R (+44.3) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -34.3pp toward R · 2008: -10.0pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+43.6 2016: R+44.3 2012: R+16.2 2008: R+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.34%
• Current HPI: 176.2398
• 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

1 event — show timeline

• 2026-06-02 Listed $72,900 WWMLS

Property tax history

-0.7%/yr

Latest (2025): $313 · -21.9% YoY. Source: county tax records.