6439 Tecumseh Ave · Oscoda, MI 48750

$119,900

4 bd · 1.0 ba · 1,862 sqft · SingleFamily public records · 147 Days on market

Built 1978 0.54 ac lot $64/sqft · 41% below area Est $203k · 41% under ↓ 18% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.3/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller, bring all offers! Welcome to this versatile home, which features a massive primary bedroom created by merging two rooms, offering a true retreat with ample space. Prefer four bedrooms? Simply put the wall back up to easily restore the original 4th bedroom layout. The home also boasts a large family room perfect for entertaining and a fully fenced-in backyard for pets. With some TLC and your personal touch, this 3 bedroom (potentially 4) home is an incredible opportunity. There is even a footprint with the potential to add a second full bath! Sold as-is.

Key facts

• Large family room
• 0.54 acre lot
• Garage

Tags

• MASSIVE PRIMARY BEDROOM
• LARGE FAMILY ROOM
• FULLY FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.6% in Oscoda — 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 57/100 on livability (#641 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• 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: 134 active listings in the ZIP; 58 units permitted in Iosco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iosco County population projected at -14% 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1978 — 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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (median comp): $202,754
• List price: $119,900
• Delta: -40.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6377 Cedar	0.20mi	3/2.0 (-1)	1,848 (-1%)	14mo	$135,000	$73	69
6200 Stagecoach Trl	0.66mi	4/2.5	1,911 (+3%)	3mo	$155,000	$81	57
6254 Ridge Rd	0.41mi	4/2.0	1,964 (+6%)	20mo	$564,000	$287	51
6130 Norway Rd	0.69mi	3/1.5 (-1)	2,012 (+8%)	22mo	$150	—	30

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,554
• Equity at exit: $17,877

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $30,411
• Equity at exit: $10,367

Cash invested: $33,572 (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 48750

• Active inventory: 134
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $346

Break-even live

Break-even rent $918

Max offer price $119,900

Occupancy floor 69%

Sensitivity live

Price	-10% $414	-5% $380	+0% $346	+5% $312	+10% $278
Rent	-10% $239	-5% $292	+0% $346	+5% $399	+10% $453
Rate	-1.0pp $406	-0.5pp $376	base $346	+0.5pp $315	+1.0pp $283

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $119,900 Active 147 DOM
2. 2026-06-21
   days on market $119,900 Active 146 DOM
3. 2026-06-18
   days on market $119,900 Active 144 DOM
4. 2026-06-17
   days on market $119,900 Active 143 DOM
5. 2026-06-16
   days on market $119,900 Active 142 DOM
6. 2026-06-15
   days on market $119,900 Active 141 DOM
7. 2026-06-13
   days on market $119,900 Active 139 DOM
8. 2026-06-12
   days on market $119,900 Active 138 DOM
9. 2026-06-09
   days on market $119,900 Active 135 DOM
10. 2026-06-08
    days on market $119,900 Active 134 DOM
11. 2026-06-07
    days on market $119,900 Active 133 DOM
12. 2026-06-07
    days on market $119,900 Active 132 DOM
13. 2026-06-04
    days on market $119,900 Active 129 DOM
14. 2026-06-02
    days on market $119,900 Active 128 DOM
15. 2026-06-01
    days on market $119,900 Active 127 DOM
16. 2026-05-31
    days on market $119,900 Active 126 DOM
17. 2026-05-31
    days on market $119,900 Active 125 DOM
18. 2026-04-20
    price $119,900 577-char remark

    Show marketing remark (577 chars)

    Motivated Seller, bring all offers! Welcome to this versatile home, which features a massive primary bedroom created by merging two rooms, offering a true retreat with ample space. Prefer four bedrooms? Simply put the wall back up to easily restore the original 4th bedroom layout. The home also boasts a large family room perfect for entertaining and a fully fenced-in backyard for pets. With some TLC and your personal touch, this 3 bedroom (potentially 4) home is an incredible opportunity. There is even a footprint with the potential to add a second full bath! Sold as-is.

19. 2026-04-19
    price $119,900 577-char remark

    Show marketing remark (577 chars)

    Motivated Seller, bring all offers! Welcome to this versatile home, which features a massive primary bedroom created by merging two rooms, offering a true retreat with ample space. Prefer four bedrooms? Simply put the wall back up to easily restore the original 4th bedroom layout. The home also boasts a large family room perfect for entertaining and a fully fenced-in backyard for pets. With some TLC and your personal touch, this 3 bedroom (potentially 4) home is an incredible opportunity. There is even a footprint with the potential to add a second full bath! Sold as-is.

20. 2026-02-19
    price $139,000 577-char remark

    Show marketing remark (577 chars)

    Motivated Seller, bring all offers! Welcome to this versatile home, which features a massive primary bedroom created by merging two rooms, offering a true retreat with ample space. Prefer four bedrooms? Simply put the wall back up to easily restore the original 4th bedroom layout. The home also boasts a large family room perfect for entertaining and a fully fenced-in backyard for pets. With some TLC and your personal touch, this 3 bedroom (potentially 4) home is an incredible opportunity. There is even a footprint with the potential to add a second full bath! Sold as-is.

21. 2026-02-18
    price $139,000 577-char remark

    Show marketing remark (577 chars)

    Motivated Seller, bring all offers! Welcome to this versatile home, which features a massive primary bedroom created by merging two rooms, offering a true retreat with ample space. Prefer four bedrooms? Simply put the wall back up to easily restore the original 4th bedroom layout. The home also boasts a large family room perfect for entertaining and a fully fenced-in backyard for pets. With some TLC and your personal touch, this 3 bedroom (potentially 4) home is an incredible opportunity. There is even a footprint with the potential to add a second full bath! Sold as-is.

22. 2026-01-25
    listed $145,900 Active 577-char remark

    Show marketing remark (577 chars)

    Motivated Seller, bring all offers! Welcome to this versatile home, which features a massive primary bedroom created by merging two rooms, offering a true retreat with ample space. Prefer four bedrooms? Simply put the wall back up to easily restore the original 4th bedroom layout. The home also boasts a large family room perfect for entertaining and a fully fenced-in backyard for pets. With some TLC and your personal touch, this 3 bedroom (potentially 4) home is an incredible opportunity. There is even a footprint with the potential to add a second full bath! Sold as-is.

23. 2026-01-25
    listed $145,900 Active 577-char remark

    Show marketing remark (577 chars)

    Motivated Seller, bring all offers! Welcome to this versatile home, which features a massive primary bedroom created by merging two rooms, offering a true retreat with ample space. Prefer four bedrooms? Simply put the wall back up to easily restore the original 4th bedroom layout. The home also boasts a large family room perfect for entertaining and a fully fenced-in backyard for pets. With some TLC and your personal touch, this 3 bedroom (potentially 4) home is an incredible opportunity. There is even a footprint with the potential to add a second full bath! 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: $556 · $46/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$645/yr (+$54/mo · 116.2%)

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

Taxation est. · year 1

• Rental income: $16,266
• − Mortgage interest: −$6,716
• − Property taxes: −$556
• − Insurance: −$600
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,488
• Taxable income: $2,304
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,597/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 — Oscoda

• Score: 57/100
• State rank: #641
• US rank: #21680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,281

Population outlook (Iosco County) Hauer SSP2

• Today (2025): 24,366 people
• By 2030: 23,622 · -3.1%
• By 2040: 22,021 · -9.6%
• By 2050: 20,877 · -14.3%
• By 2075: 18,792 · -22.9%
• By 2100: 15,465 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Iosco

• 2024 margin: Solid R (+30.6) · D 34.0% · R 64.5% · Other 1.5%
• 2008→2024 swing: -35.7pp toward R · 2008: 5.1pp · 2024: -30.6pp
• All cycles: 2024: R+30.6 2020: R+28.6 2016: R+30.0 2012: R+5.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.75%
• Current HPI: 157.6759
• 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

-17.8% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $119,900 MiRealSource-MiMLS
• 2026-04-19 Price Changed $119,900 REALCOMP
• 2026-02-19 Price Changed $139,000 MiRealSource-MiMLS
• 2026-02-18 Price Changed $139,000 REALCOMP
• 2026-01-25 Listed $145,900 REALCOMP
• 2026-01-25 Listed $145,900 MiRealSource-MiMLS

Property tax history

-1.3%/yr

Latest (2025): $556 · +3.8% YoY. Source: county tax records.