1701 Home Dr · Mio, MI 48621

$75,000

8 bd · 2.0 ba · 3,210 sqft · SingleFamily public records · 34 Days on market

Built 1950 1.36 ac lot ↓ 50% 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
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priced To Move! This property ready for someone who has a vision and a passion for fixing up and rehabbing homes. Lots of rooms in the house have been touched, and ready to be finished. This house may even be able to be converted to a split unit. I have attached a flyer for a lender who is well vested in the renovation loan process and would be happy to assist any prospective buyers.

Key facts

• 1.36 acre lot
• Built 1950
• Listed 34 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding, brick, and stone exterior; Block and slab foundation; Built with above-grade finished area of about 3,210 square feet
• Exterior features: Corner lot; Lot dimensions approximately 246 x 240; Approximately 1.36 acres

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Propane heating; Steam heating; No central air
• Interior features: Wood-burning fireplace; Basement (block foundation)

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

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.
• Fairview Area School District (rural): math 45% / reading 50% proficiency, ranked #244 of 760 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 29 units permitted in Oscoda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($519 loan paydown + $7k appreciation (9.3% local appreciation)).
• Oscoda County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.75% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.08%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 4.42×
• Total profit: $71,767
• Equity at exit: $63,609

10-year hold

• IRR: 41.2%
• Equity multiple: 9.73×
• Total profit: $183,280
• Equity at exit: $133,173

Cash invested: $21,000 (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 48621

• Home prices YoY: 4.6%
• Active inventory: 28
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$66 /mo · $798/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $544

Break-even live

Break-even rent $622

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $586	-5% $565	+0% $544	+5% $523	+10% $501
Rent	-10% $440	-5% $492	+0% $544	+5% $596	+10% $647
Rate	-1.0pp $582	-0.5pp $563	base $544	+0.5pp $524	+1.0pp $505

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $75,000 Active 34 DOM
2. 2026-06-18
   days on market $75,000 Active 32 DOM
3. 2026-06-17
   days on market $75,000 Active 31 DOM
4. 2026-06-16
   days on market $75,000 Active 30 DOM
5. 2026-06-15
   days on market $75,000 Active 29 DOM
6. 2026-06-13
   days on market $75,000 Active 27 DOM
7. 2026-06-12
   days on market $75,000 Active 26 DOM
8. 2026-06-09
   days on market $75,000 Active 23 DOM
9. 2026-06-08
   days on market $75,000 Active 22 DOM
10. 2026-06-07
    days on market $75,000 Active 21 DOM
11. 2026-06-07
    days on market $75,000 Active 20 DOM
12. 2026-06-04
    days on market $75,000 Active 17 DOM
13. 2026-06-02
    days on market $75,000 Active 16 DOM
14. 2026-06-01
    days on market $75,000 Active 15 DOM
15. 2026-05-31
    days on market $75,000 Active 14 DOM
16. 2026-05-31
    days on market $75,000 Active 13 DOM
17. 2026-05-17
    listed $75,000 Active

    Show marketing remark (386 chars)

    Priced To Move! This property ready for someone who has a vision and a passion for fixing up and rehabbing homes. Lots of rooms in the house have been touched, and ready to be finished. This house may even be able to be converted to a split unit. I have attached a flyer for a lender who is well vested in the renovation loan process and would be happy to assist any prospective buyers.

18. 2026-05-17
    listed $75,000 Active 386-char remark

    Show marketing remark (386 chars)

    Priced To Move! This property ready for someone who has a vision and a passion for fixing up and rehabbing homes. Lots of rooms in the house have been touched, and ready to be finished. This house may even be able to be converted to a split unit. I have attached a flyer for a lender who is well vested in the renovation loan process and would be happy to assist any prospective buyers.

19. 2025-12-01
    historical
20. 2025-12-01
    historical
21. 2025-06-08
    listed $99,900 Active
22. 2025-06-08
    listed $99,900 Active
23. 2025-06-01
    historical
24. 2025-06-01
    historical
25. 2024-11-11
    listed $99,900 Active
26. 2024-11-11
    listed $99,900 Active
27. 2024-07-08
    price $90,000
28. 2024-07-01
    price $120,000
29. 2024-04-15
    listed $150,000 Active

ⓘ 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: $798 · $66/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$179/yr (+$15/mo · 22.4%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,720
• − Mortgage interest: −$4,201
• − Property taxes: −$798
• − Insurance: −$375
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,182
• Taxable income: $5,649
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $5,170/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: Fairview Area School District
• NCES district ID: 2610560
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $35,353
• Composite: 41.42/100
• National rank: #7306
• State rank: #244 of 760 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): 1,087

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Romanian 5% Italian 4%
• Foreign-born: 1% · Vietnam
• Languages at home: 96% English-only · German/W. Germanic 2% 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: ▲ 9.27%
• Current HPI: 210.9497
• 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

-50.0% since first listed

13 events — show timeline

• 2026-05-17 Listed $75,000 REALCOMP
• 2026-05-17 Listed $75,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-08 Listed $99,900 REALCOMP
• 2025-06-08 Listed $99,900 MiRealSource-MiMLS
• 2025-06-01 Listing Removed — REALCOMP
• 2025-06-01 Listing Removed — MiRealSource-MiMLS
• 2024-11-11 Listed $99,900 REALCOMP
• 2024-11-11 Listed $99,900 MiRealSource-MiMLS
• 2024-07-08 Price Changed $90,000 WWMLS
• 2024-07-01 Price Changed $120,000 WWMLS
• 2024-04-15 Listed $150,000 WWMLS

Property tax history

+3.9%/yr

Latest (2025): $798 · -70.8% YoY. Source: county tax records.