11820 Big Tower Rd · Briley, MI 49709

$135,000

4 bd · 1.0 ba · 2,130 sqft · SingleFamily · 25 Days on market

Built 1900 1.27 ac lot $63/sqft · 41% below area Est $228k · 41% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 11820 Big Tower Rd in Atlanta, MI — a spacious 4-bedroom, 1-bath home situated on approximately 1.3 acres with plenty of room to enjoy the peaceful northern Michigan setting. Offering about 2,130 sq ft of living space, this home features a comfortable layout with multiple living areas, a large sunroom, generous natural light, and a nice mix of tile, hardwood, and LVP flooring throughout. Several important updates are already in place, including a metal roof, newer water heater, brand-new drain field, updated bathroom finishes, natural gas, well, central air, and a furnace reported to be in good condition. Outside, the property includes a storage shed, wooded surroundings, and ample yard space with room to make it your own. With its size, acreage, and setting, this property offers a great opportunity for a buyer looking for space, privacy, and value in the Atlanta area.

Key facts

• 1.27 acre lot
• Built 1900
• Listed 25 days

Property features AI

Finance

• Other: Property listed as residential single family
• HOA & community: Homeowners association present

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One-level home
• Construction: Vinyl siding construction; 2,130 above-grade finished square feet
• Exterior features: Lot about 1.27 acres; Lot size (land area) approximately 1.27 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/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 $134k (0.7% below list).
• Recommended offer: $133k (1.5% 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.
• Atlanta Community Schools (rural): math 25% / reading 35% proficiency, ranked #546 of 760 in MI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Montmorency County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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: 0.99% ✗
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $227,982
• List price: $135,000
• Delta: -40.78%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11862 M-32	0.50mi	3/1.0 (-1)	1,988 (-7%)	4mo	$105,000	$53	58

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.39×
• Total profit: $90,276
• Equity at exit: $121,619

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $252,497
• Equity at exit: $262,275

Cash invested: $37,800 (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 49709

• Home prices YoY: 13.5%
• Active inventory: 56
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $264

Break-even live

Break-even rent $1,007

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 25 DOM
2. 2026-06-17
   days on market $135,000 Active 24 DOM
3. 2026-06-16
   days on market $135,000 Active 23 DOM
4. 2026-06-16
   price $135,000 Active 22 DOM
5. 2026-06-15
   days on market $145,000 Active 22 DOM

   Show marketing remark (898 chars)

   Welcome to 11820 Big Tower Rd in Atlanta, MI — a spacious 4-bedroom, 1-bath home situated on approximately 1.3 acres with plenty of room to enjoy the peaceful northern Michigan setting. Offering about 2,130 sq ft of living space, this home features a comfortable layout with multiple living areas, a large sunroom, generous natural light, and a nice mix of tile, hardwood, and LVP flooring throughout. Several important updates are already in place, including a metal roof, newer water heater, brand-new drain field, updated bathroom finishes, natural gas, well, central air, and a furnace reported to be in good condition. Outside, the property includes a storage shed, wooded surroundings, and ample yard space with room to make it your own. With its size, acreage, and setting, this property offers a great opportunity for a buyer looking for space, privacy, and value in the Atlanta area.

6. 2026-06-13
   days on market $145,000 Active 20 DOM
7. 2026-06-12
   days on market $145,000 Active 19 DOM
8. 2026-06-09
   days on market $145,000 Active 16 DOM
9. 2026-06-09
   status $145,000 Active 15 DOM
10. 2026-06-04
    statusdays on market $145,000 Pending 15 DOM
11. 2026-06-02
    days on market $145,000 Active 14 DOM
12. 2026-06-01
    days on market $145,000 Active 13 DOM
13. 2026-05-31
    days on market $145,000 Active 12 DOM
14. 2026-05-31
    days on market $145,000 Active 11 DOM
15. 2026-05-06
    historical

    Show marketing remark (898 chars)

    Welcome to 11820 Big Tower Rd in Atlanta, MI — a spacious 4-bedroom, 1-bath home situated on approximately 1.3 acres with plenty of room to enjoy the peaceful northern Michigan setting. Offering about 2,130 sq ft of living space, this home features a comfortable layout with multiple living areas, a large sunroom, generous natural light, and a nice mix of tile, hardwood, and LVP flooring throughout. Several important updates are already in place, including a metal roof, newer water heater, brand-new drain field, updated bathroom finishes, natural gas, well, central air, and a furnace reported to be in good condition. Outside, the property includes a storage shed, wooded surroundings, and ample yard space with room to make it your own. With its size, acreage, and setting, this property offers a great opportunity for a buyer looking for space, privacy, and value in the Atlanta area.

16. 2026-04-29
    listed $145,000 Active

    Show marketing remark (898 chars)

    Welcome to 11820 Big Tower Rd in Atlanta, MI — a spacious 4-bedroom, 1-bath home situated on approximately 1.3 acres with plenty of room to enjoy the peaceful northern Michigan setting. Offering about 2,130 sq ft of living space, this home features a comfortable layout with multiple living areas, a large sunroom, generous natural light, and a nice mix of tile, hardwood, and LVP flooring throughout. Several important updates are already in place, including a metal roof, newer water heater, brand-new drain field, updated bathroom finishes, natural gas, well, central air, and a furnace reported to be in good condition. Outside, the property includes a storage shed, wooded surroundings, and ample yard space with room to make it your own. With its size, acreage, and setting, this property offers a great opportunity for a buyer looking for space, privacy, and value in the Atlanta area.

17. 2026-04-29
    listed $145,000 Active

    Show marketing remark (898 chars)

    Welcome to 11820 Big Tower Rd in Atlanta, MI — a spacious 4-bedroom, 1-bath home situated on approximately 1.3 acres with plenty of room to enjoy the peaceful northern Michigan setting. Offering about 2,130 sq ft of living space, this home features a comfortable layout with multiple living areas, a large sunroom, generous natural light, and a nice mix of tile, hardwood, and LVP flooring throughout. Several important updates are already in place, including a metal roof, newer water heater, brand-new drain field, updated bathroom finishes, natural gas, well, central air, and a furnace reported to be in good condition. Outside, the property includes a storage shed, wooded surroundings, and ample yard space with room to make it your own. With its size, acreage, and setting, this property offers a great opportunity for a buyer looking for space, privacy, and value in the Atlanta area.

18. 2019-10-09
    soldstatus $103,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: +$852/yr (+$71/mo · 227.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,093
• − Mortgage interest: −$7,562
• − Property taxes: −$375
• − Insurance: −$675
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,927
• Taxable income: $979
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,933/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: Atlanta Community Schools
• NCES district ID: 2603570
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $35,004
• Composite: 27.59/100
• National rank: #12347
• State rank: #546 of 760 in MI

Livability — Briley

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

Census & demographics

• Population (ZIP): 3,524

Population outlook (Montmorency County) Hauer SSP2

• Today (2025): 8,233 people
• By 2030: 7,575 · -8.0%
• By 2040: 6,202 · -24.7%
• By 2050: 5,081 · -38.3%
• By 2075: 3,119 · -62.1%
• By 2100: 1,923 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Montmorency

• 2024 margin: Solid R (+45.3) · D 26.6% · R 72.0% · Other 1.4%
• 2008→2024 swing: -37.2pp toward R · 2008: -8.2pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+43.4 2016: R+44.2 2012: R+17.4 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.88%
• Current HPI: 361.3052
• 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

+31.1% since first listed

12 events — show timeline

• 2026-06-15 Price Changed $135,000 MiRealSource-MiMLS
• 2026-06-15 Price Changed $135,000 REALCOMP
• 2026-06-08 Relisted — REALCOMP
• 2026-06-08 Relisted — MiRealSource-MiMLS
• 2026-06-03 Pending — REALCOMP
• 2026-06-03 Pending — MiRealSource-MiMLS
• 2026-05-26 Relisted — REALCOMP
• 2026-05-26 Relisted — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Listed $145,000 REALCOMP
• 2026-04-29 Listed $145,000 MiRealSource-MiMLS
• 2019-10-09 Sold (Public Records) $103,000 Public Records

Property tax history

-8.9%/yr

Latest (2024): $375 · -43.9% YoY. Source: county tax records.