1571 E Quick Rd · Hawes, MI 48742

$70,000

2 bd · 1.0 ba · 700 sqft · SingleFamily · 14 Days on market

Built 1985 6.20 ac lot

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Home with 2 outbuildings in need of your personal touch. This renovation project has plenty of sweat equity at this price point! This will be a total house gut. No access to the inside will be granted without waiver. Buyer/agent to verify all info.

Key facts

• 6.2 acre lot
• Built 1985
• Listed 14 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Stucco exterior
• Exterior features: Dirt road access; Approximately 6.2-acre lot (564 x 509)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wood heating; No central cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($816 rent vs $70k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Alcona Community Schools (rural): math 24% / reading 36% proficiency, ranked #374 of 540 in MI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 38 units permitted in Alcona County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Alcona County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,572
• Equity at exit: $10,437

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $11,260
• Equity at exit: $6,052

Cash invested: $19,600 (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 48742

• Home prices YoY: -22.4%
• Active inventory: 26
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $816 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $153

Break-even live

Break-even rent $622

Max offer price $70,000

Occupancy floor 76%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $70,000 Active 14 DOM
2. 2026-06-17
   days on market $70,000 Active 13 DOM
3. 2026-06-16
   days on market $70,000 Active 12 DOM
4. 2026-06-15
   days on market $70,000 Active 11 DOM
5. 2026-06-13
   days on market $70,000 Active 9 DOM
6. 2026-06-12
   days on market $70,000 Active 8 DOM
7. 2026-06-09
   days on market $70,000 Active 5 DOM
8. 2026-06-08
   days on market $70,000 Active 4 DOM
9. 2026-06-07
   days on market $70,000 Active 3 DOM
10. 2026-06-07
    remarks 271-char remark
11. 2026-06-07
    listed $70,000 Active 2 DOM

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,143 · $95/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 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: $9,792
• − Mortgage interest: −$3,921
• − Property taxes: −$1,143
• − Insurance: −$350
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$2,036
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $1,652/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: Alcona Community Schools
• NCES district ID: 2602160
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $38,164
• Composite: 25.03/100
• National rank: #7552
• State rank: #374 of 540 in MI

Livability — Hawes

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

Census & demographics

• Population (ZIP): 1,767

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 (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Romanian 9% Lithuanian 4% Serbian 3%
• Foreign-born: 0%

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: ▼ -42.33%
• Current HPI: 146.2138
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $70,000 MiRealSource-MiMLS
• 2026-06-04 Listed $70,000 REALCOMP

Property tax history

+8.2%/yr

Latest (2025): $1,143 · +11.7% YoY. Source: county tax records.