205 Highland · West Branch, MI 48661

$160,000

4 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 33 Days on market

Built 1960 0.40 ac lot Est $206k · 22% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 4-bedroom home on just under a half-acre of property with attached 2 car garage. Convenient 3 bedrooms on mail level of home, one bedroom and loft on upper level, wood burning fireplace, and full unfinished basement. Just minutes from downtown for shopping and restaurants and not from hospital and Iron's Park. Nice rear 10 x 28 rear deck and located on paved, maintained road. Home could use some fresh paint and needs a furnace and includes all appliances.

Key facts

• 10 x 28 rear deck
• 0.4 acre lot
• 2 garage spots

Tags

• WOOD BURNING FIREPLACE
• FULL UNFINISHED BASEMENT
• 10 X 28 REAR DECK
• PAVED MAINTAINED ROAD

Property features AI

Exterior

• Parking: Attached garage with garage door opener (2 spaces)
• Utilities: Private well water; Shared septic
• Home design: Single-family residential; Two levels
• Construction: Aluminum siding; Vinyl siding; Block foundation; Above-grade finished area: 2,133; Below-grade finished area: 1,600
• Exterior features: Deck; Porch; Rolling slope lot; Wooded lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Ceiling fans; Exhaust fan (ventilation)
• Interior features: Window treatments; Fireplace; Full unfinished block basement
• Laundry & utility: Washer; Dryer; Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $83 ($991/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 $152k (5.0% below list).
• Recommended offer: $152k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 108 active listings in the ZIP; 57 units permitted in Ogemaw 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 $5k of value loss. Plan a longer hold.
• Ogemaw County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $152,072 (5.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% 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. 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: 0.95% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $206,190
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 S Seventh St	0.52mi	3/1.0 (-1)	1,204 (-8%)	1mo	$189,900	$158	57
133 S 6th St	0.52mi	4/1.0	1,382 (+6%)	16mo	$180,000	$130	53

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-20,635
• Equity at exit: $23,857

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-11,068
• Equity at exit: $13,834

Cash invested: $44,800 (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 48661

• Home prices YoY: -21.1%
• Active inventory: 108
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $83

Break-even live

Break-even rent $1,416

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $173	-5% $128	+0% $83	+5% $37	+10% $-8
Rent	-10% $-38	-5% $23	+0% $83	+5% $143	+10% $203
Rate	-1.0pp $163	-0.5pp $123	base $83	+0.5pp $41	+1.0pp $-1

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $160,000 Active 33 DOM
2. 2026-06-21
   days on market $160,000 Active 32 DOM
3. 2026-06-21
   days on market $160,000 Active 31 DOM
4. 2026-06-18
   days on market $160,000 Active 29 DOM
5. 2026-06-17
   days on market $160,000 Active 28 DOM
6. 2026-06-16
   days on market $160,000 Active 27 DOM
7. 2026-06-15
   days on market $160,000 Active 26 DOM
8. 2026-06-13
   days on market $160,000 Active 24 DOM
9. 2026-06-12
   days on market $160,000 Active 23 DOM
10. 2026-06-09
    days on market $160,000 Active 20 DOM
11. 2026-06-08
    days on market $160,000 Active 19 DOM
12. 2026-06-07
    days on market $160,000 Active 18 DOM
13. 2026-06-07
    days on market $160,000 Active 17 DOM
14. 2026-06-04
    days on market $160,000 Active 14 DOM
15. 2026-06-02
    days on market $160,000 Active 13 DOM
16. 2026-06-01
    days on market $160,000 Active 12 DOM
17. 2026-05-31
    days on market $160,000 Active 11 DOM
18. 2026-05-31
    days on market $160,000 Active 10 DOM
19. 2026-05-19
    listed $160,000 Active

    Show marketing remark (468 chars)

    SPACIOUS 4-bedroom home on just under a half-acre of property with attached 2 car garage. Convenient 3 bedrooms on mail level of home, one bedroom and loft on upper level, wood burning fireplace, and full unfinished basement. Just minutes from downtown for shopping and restaurants and not from hospital and Iron's Park. Nice rear 10 x 28 rear deck and located on paved, maintained road. Home could use some fresh paint and needs a furnace and includes all appliances.

20. 2026-05-19
    listed $160,000 Active 468-char remark

    Show marketing remark (468 chars)

    SPACIOUS 4-bedroom home on just under a half-acre of property with attached 2 car garage. Convenient 3 bedrooms on mail level of home, one bedroom and loft on upper level, wood burning fireplace, and full unfinished basement. Just minutes from downtown for shopping and restaurants and not from hospital and Iron's Park. Nice rear 10 x 28 rear deck and located on paved, maintained road. Home could use some fresh paint and needs a furnace and includes all appliances.

21. 2023-01-13
    soldstatus $139,900 Sold 336-char remark

    Show marketing remark (336 chars)

    This 4 bedroom 1 bath home with 2 car attached garage is ready for you to create your own memories. Located close to beautiful downtown West Branch for the convenience of shopping, medical facilities, parks, dining, and all that West Branch has to offer. With plenty of room for storage and a beautiful yard this home is priced to sell.

22. 2023-01-13
    soldstatus $139,900 Closed

    Show marketing remark (336 chars)

    This 4 bedroom 1 bath home with 2 car attached garage is ready for you to create your own memories. Located close to beautiful downtown West Branch for the convenience of shopping, medical facilities, parks, dining, and all that West Branch has to offer. With plenty of room for storage and a beautiful yard this home is priced to sell.

23. 2023-01-13
    soldstatus $139,900

    Show marketing remark (336 chars)

    This 4 bedroom 1 bath home with 2 car attached garage is ready for you to create your own memories. Located close to beautiful downtown West Branch for the convenience of shopping, medical facilities, parks, dining, and all that West Branch has to offer. With plenty of room for storage and a beautiful yard this home is priced to sell.

24. 2022-12-30
    historical Accepting Backup Offers
25. 2022-12-23
    historical 336-char remark

    Show marketing remark (336 chars)

    This 4 bedroom 1 bath home with 2 car attached garage is ready for you to create your own memories. Located close to beautiful downtown West Branch for the convenience of shopping, medical facilities, parks, dining, and all that West Branch has to offer. With plenty of room for storage and a beautiful yard this home is priced to sell.

26. 2022-12-09
    listed $139,900 Active 336-char remark

    Show marketing remark (336 chars)

    This 4 bedroom 1 bath home with 2 car attached garage is ready for you to create your own memories. Located close to beautiful downtown West Branch for the convenience of shopping, medical facilities, parks, dining, and all that West Branch has to offer. With plenty of room for storage and a beautiful yard this home is priced to sell.

27. 2022-12-09
    listed $139,900 Active

    Show marketing remark (336 chars)

    This 4 bedroom 1 bath home with 2 car attached garage is ready for you to create your own memories. Located close to beautiful downtown West Branch for the convenience of shopping, medical facilities, parks, dining, and all that West Branch has to offer. With plenty of room for storage and a beautiful yard this home is priced to sell.

ⓘ 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: $2,556 · $213/mo
• Projected year-2 tax: $2,556 · $213/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $18,249
• − Mortgage interest: −$8,962
• − Property taxes: −$2,556
• − Insurance: −$800
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$4,655
• Taxable loss: −$1,645
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $1,386/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: 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): 10,744

Population outlook (Ogemaw County) Hauer SSP2

• Today (2025): 19,373 people
• By 2030: 18,348 · -5.3%
• By 2040: 16,176 · -16.5%
• By 2050: 14,294 · -26.2%
• By 2075: 11,280 · -41.8%
• By 2100: 8,942 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Ogemaw

• 2024 margin: Solid R (+42.0) · D 28.4% · R 70.4% · Other 1.3%
• 2008→2024 swing: -44.4pp toward R · 2008: 2.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.1 2016: R+36.6 2012: R+6.2 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.99%
• Current HPI: 253.6665
• 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

+14.4% since first listed

9 events — show timeline

• 2026-05-19 Listed $160,000 MiRealSource-MiMLS
• 2026-05-19 Listed $160,000 REALCOMP
• 2023-01-13 Sold (Public Records) $139,900 Public Records
• 2023-01-13 Sold (MLS) $139,900 MiRealSource-MiMLS
• 2023-01-13 Sold (MLS) $139,900 REALCOMP
• 2022-12-30 Contingent — MiRealSource-MiMLS
• 2022-12-23 Listing Removed — REALCOMP
• 2022-12-09 Listed $139,900 MiRealSource-MiMLS
• 2022-12-09 Listed $139,900 REALCOMP

Property tax history

+12.4%/yr

Latest (2024): $2,556 · +69.9% YoY. Source: county tax records.