319 Beverly Dr · Houghton Lake, MI 48651

$139,900

4 bd · 1.5 ba · 1,720 sqft · SingleFamily public records · 3 Days on market

Built 1940 5,662 sqft lot Est $253k · 45% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL! House needs work but amazing potential! 4BR 1Bth with large, open floor plan. 3 houses from road ending at Houghton Lake! Oversized garage (28x40) with 2 stalls and 2nd floor storage.

Key facts

• Open floor plan
• Large garage
• 5,662 sq ft lot

Tags

• OPEN FLOOR PLAN
• LARGE GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Public sewer
• Home design: Single-family residence (residential property)
• Exterior features: Paved road access; Lot measures approximately 50 x 121 feet (0.13 acre); Zoned SFR; Subdivision: Houghton Beach Sub

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace (heating)
• Interior features: Crawl space basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 63/100 on livability (#504 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Houghton Lake Community Schools (rural): math 18% / reading 36% proficiency, ranked #410 of 540 in MI (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Houghton Lake Jrsr High School (math 17% / reading 37%, grade F, #462 of 713 statewide, top 66%, 511 students, 71% FRL).
• Market conditions: 86 active listings in the ZIP; 73 units permitted in Roscommon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Roscommon County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 $96k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1940 — 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 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $252,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Kimberly Dr	0.36mi	3/1.5 (-1)	1,500 (-13%)	2mo	$220,000	$147	56
509 Chippewa Trl	0.75mi	3/2.0 (-1)	1,500 (-13%)	21mo	$218,000	$145	19

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,512
• Equity at exit: $20,860

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $39,115
• Equity at exit: $12,096

Cash invested: $39,172 (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 48651

• Home prices YoY: -25.6%
• Active inventory: 86
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$238 /mo · $2,856/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $426

Break-even live

Break-even rent $1,304

Max offer price $139,900

Occupancy floor 72%

Sensitivity live

Price	-10% $505	-5% $465	+0% $426	+5% $386	+10% $347
Rent	-10% $280	-5% $353	+0% $426	+5% $499	+10% $571
Rate	-1.0pp $496	-0.5pp $461	base $426	+0.5pp $389	+1.0pp $353

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-12
   status Pending
2. 2026-05-12
   status Active
3. 2026-05-09
   historical
4. 2026-05-04
   listed $139,900 Active
5. 2026-04-23
   historical
6. 2026-04-23
   historical
7. 2026-04-06
   listed $140,000 Active
8. 2026-04-06
   listed $140,000 Active
9. 2025-09-14
   historical
10. 2025-09-14
    historical
11. 2025-02-19
    listed $175,000 Active
12. 2025-02-19
    listed $175,000 Active
13. 2004-04-02
    soldstatus $96,100

ⓘ 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: $2,856 · $238/mo
• Projected year-2 tax: $2,856 · $238/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 14 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: $22,112
• − Mortgage interest: −$7,837
• − Property taxes: −$2,856
• − Insurance: −$700
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$4,070
• Taxable income: $3,112
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,362/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: Houghton Lake Community Schools
• NCES district ID: 2618600
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $34,744
• Composite: 22.19/100
• National rank: #8158
• State rank: #410 of 540 in MI

Livability — Houghton Lake

• Score: 63/100
• State rank: #504
• US rank: #14972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houghton Lake, MI
• City population: 7,984
• Population (ZIP): 4,331

Population outlook (Roscommon County) Hauer SSP2

• Today (2025): 22,249 people
• By 2030: 21,206 · -4.7%
• By 2040: 19,070 · -14.3%
• By 2050: 17,564 · -21.1%
• By 2075: 15,420 · -30.7%
• By 2100: 13,168 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Slovak 4% Iranian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Roscommon

• 2024 margin: Solid R (+32.9) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: 2.5pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+30.0 2016: R+29.6 2012: R+3.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.27%
• Current HPI: 252.9662
• 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

+45.6% since first listed

13 events — show timeline

• 2026-05-12 Pending — WWMLS
• 2026-05-12 Relisted — WWMLS
• 2026-05-09 Delisted — WWMLS
• 2026-05-04 Listed $139,900 WWMLS
• 2026-04-23 Listing Removed — REALCOMP
• 2026-04-23 Listing Removed — MiRealSource-MiMLS
• 2026-04-06 Listed $140,000 REALCOMP
• 2026-04-06 Listed $140,000 MiRealSource-MiMLS
• 2025-09-14 Listing Removed — MiRealSource-MiMLS
• 2025-09-14 Listing Removed — REALCOMP
• 2025-02-19 Listed $175,000 MiRealSource-MiMLS
• 2025-02-19 Listed $175,000 REALCOMP
• 2004-04-02 Sold (Public Records) $96,100 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,856 · +2.9% YoY. Source: county tax records.