3575 Sawmill Rd · Glennie, MI 48737

$65,000

3 bd · 1.5 ba · 2,200 sqft · SingleFamily · 254 Days on market

Built 1950 0.75 ac lot Est $66k · at est. ↓ 28% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• Appreciation +5.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

Key facts

• Double lot
• Ausable river
• Workshop

Tags

• NORTHERN MICHIGAN CHARM
• DOUBLE LOT
• AUSABLE RIVER
• DETACHED 2 CAR GARAGE
• WORKSHOP
• GUEST HOUSE RENTAL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic tank
• Home design: Single family residence; Two levels
• Construction: Wood siding construction
• Exterior features: Lot dimensions approx. 195 x 160 x 194 x 164; Approximately 0.75 acre lot; Subdivision: GRAY'S SUPERVISORS SUBDIVISION

Interior

• Kitchen: Freezer; Oven; Refrigerator; Range
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Propane heating; Wood stove heating; No central air
• Interior features: Wood burning stove; Finished full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 15 active listings in the ZIP; 38 units permitted in Alcona County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $917 of equity ($449 loan paydown + $468 appreciation (0.7% local appreciation)).
• Alcona County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.05% ✓
• Cap rate: 18.33%
• Cash-on-cash: 43.00%
• DSCR: 2.91
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $66,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3575 Sawmill Rd	0.00mi	3/1.5	2,200 (0%)	1mo	$65,000	$30	99

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

Projected returns pro-forma

0.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.30×
• Total profit: $41,859
• Equity at exit: $21,249

10-year hold

• IRR: 47.3%
• Equity multiple: 6.55×
• Total profit: $101,023
• Equity at exit: $27,525

Cash invested: $18,200 (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 48737

• Home prices YoY: 0.6%
• Active inventory: 15
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $652

Break-even live

Break-even rent $504

Max offer price $65,000

Occupancy floor 46%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-28
   status Pending

   Show marketing remark (558 chars)

   Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

2. 2026-04-28
   status Pending 558-char remark

   Show marketing remark (558 chars)

   Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

3. 2026-04-10
   price $65,000 558-char remark

   Show marketing remark (558 chars)

   Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

4. 2026-04-10
   price $65,000

   Show marketing remark (558 chars)

   Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

5. 2026-02-01
   price $75,000 558-char remark

   Show marketing remark (558 chars)

   Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

6. 2026-01-31
   price $75,000
7. 2025-10-05
   price $80,000 558-char remark

   Show marketing remark (558 chars)

   Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

8. 2025-10-04
   price $80,000
9. 2025-08-17
   listed $90,000 Active

   Show marketing remark (558 chars)

   Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

10. 2025-08-17
    listed $90,000 Active 558-char remark

    Show marketing remark (558 chars)

    Motivated Sellers!! Discover peace, privacy and pure Northern Michigan charm with this home! Located on a double lot just minutes from trails, lakes and the AuSable River you're only a short distance from all your favorite outdoor activities. Home offers 3, possible 4 bedrooms and a bath and a half. The detached 2 car garage has extra space most recently used as a workshop, but could be converted into a guest house/rental with its own utilities already in place as well as a seperate mailing address and driveway. Home is an estate, and being sold AS IS.

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$317/yr (+$26/mo · 86.3%)

ⓘ 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: $15,961
• − Mortgage interest: −$3,641
• − Property taxes: −$367
• − Insurance: −$325
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,891
• Taxable income: $7,183
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $6,102/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 — Glennie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,121

Population outlook (Alcona County) Hauer SSP2

• Today (2025): 9,071 people
• By 2030: 8,331 · -8.2%
• By 2040: 6,852 · -24.5%
• By 2050: 5,691 · -37.3%
• By 2075: 4,229 · -53.4%
• By 2100: 3,149 · -65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Romanian 13% Lithuanian 5% Iranian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Tagalog/Filipino 2% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Alcona

• 2024 margin: Solid R (+41.7) · D 28.6% · R 70.3% · Other 1.1%
• 2008→2024 swing: -33.8pp toward R · 2008: -7.9pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+38.3 2016: R+40.0 2012: R+18.2 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.72%
• Current HPI: 129.3386
• 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

-27.8% since first listed

10 events — show timeline

• 2026-04-28 Pending — REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-10 Price Changed $65,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $65,000 REALCOMP
• 2026-02-01 Price Changed $75,000 MiRealSource-MiMLS
• 2026-01-31 Price Changed $75,000 REALCOMP
• 2025-10-05 Price Changed $80,000 MiRealSource-MiMLS
• 2025-10-04 Price Changed $80,000 REALCOMP
• 2025-08-17 Listed $90,000 REALCOMP
• 2025-08-17 Listed $90,000 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2022): $367 · +3.1% YoY. Source: county tax records.