715 Monument Rd · Baldwin, MI 48763

$150,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 12 Days on market

Built 1969 1.21 ac lot Est $196k · 23% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the perfect blend of peaceful country living and close-to-town convenience in this inviting three-bedroom, one-bathroom home. Situated on over a generous acre of land, this property offers plenty of room to roam, garden, or expand your outdoor living space. Inside, a thoughtful floor plan features an abundance of large windows that seamlessly bring the beauty of the outdoors in, bathing the living spaces in natural light. On chilly evenings, you can gather around the cozy, classic wood-burning fireplace in the heart of the home. Recent Updates & Key Enhancements The property features a brand-new septic tank and field installed in 2022. Plus, a new hot water tank and updated kitchen appliances including a new refrigerator and stove installed just last year. The Ultimate Bonus Space The standout feature of this property is the massive 24 x 28 attached garage. While it easily accommodates a vehicle, it is designed to do so much more. This versatile space includes a convenient built-in half bath and a dedicated workshop area, making it perfectly suited for a home gym, hobby shop, or incredible extra storage. Delivering the perfect combination of space, functionality, and comfort, this property is ready for its next chapter.

Key facts

• Large windows
• New hot water tank
• Over an acre of land

Tags

• OVER AN ACRE OF LAND
• LARGE WINDOWS
• WOOD-BURNING FIREPLACE
• BRAND-NEW SEPTIC TANK
• NEW HOT WATER TANK
• UPDATED KITCHEN APPLIANCES

Property features AI

Finance

• Other: Property on approximately 1.21 acres

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Private well water; Septic sewer; Natural gas
• Home design: Residential single-story home; Built in 1969; Crawl foundation
• Construction: Vinyl siding construction; Crawl space foundation; Built in 1969
• Exterior features: Vinyl siding; Fenced yard; Private well; Septic system

Interior

• Kitchen: Kitchen (11 x 12); Range/Oven; Refrigerator; Dishwasher not listed
• Bedrooms: Main floor bedroom (11 x 11)
• Bathrooms: 2 total bathrooms (includes 1 full, 1 lavatory)
• Heating & cooling: Baseboard heating; Natural gas fuel
• Interior features: Fireplace; Living room (20 x 15)
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $119k (20.4% below list).
• Recommended offer: $119k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Baldwin — 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 68/100 on livability (#360 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Tawas Area Schools (rural): math 34% / reading 51% proficiency, ranked #190 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 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 $1k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,441 (20.4% below list)

Questions for the listing agent

1. Built in 1969 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $195,888
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Monument Rd	0.00mi	3/1.5	1,232 (0%)	13mo	$157,000	$127	89
452 Lake Maynard Trl	0.53mi	3/2.0	1,254 (+2%)	18mo	$200,000	$159	56

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-22,019
• Equity at exit: $22,365

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-16,399
• Equity at exit: $12,969

Cash invested: $42,000 (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 48763

• Home prices YoY: -15.8%
• Active inventory: 54
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $37

Break-even live

Break-even rent $1,148

Max offer price $150,000

Occupancy floor 92%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   status $150,000 Pending 12 DOM
2. 2026-06-16
   days on market $150,000 Active 12 DOM
3. 2026-06-15
   days on market $150,000 Active 11 DOM
4. 2026-06-13
   days on market $150,000 Active 9 DOM
5. 2026-06-12
   pricedays on market $150,000 Active 8 DOM
6. 2026-06-09
   status $170,000 Active 5 DOM
7. 2026-06-03
   status $170,000 Pending 5 DOM
8. 2026-06-02
   days on market $170,000 Active 5 DOM
9. 2026-06-01
   days on market $170,000 Active 4 DOM
10. 2026-05-31
    days on marketlisting id $170,000 Active 3 DOM
11. 2026-05-31
    days on market $170,000 Active 2 DOM
12. 2026-05-28
    listed $170,000 Active

    Show marketing remark (1251 chars)

    Enjoy the perfect blend of peaceful country living and close-to-town convenience in this inviting three-bedroom, one-bathroom home. Situated on over a generous acre of land, this property offers plenty of room to roam, garden, or expand your outdoor living space. Inside, a thoughtful floor plan features an abundance of large windows that seamlessly bring the beauty of the outdoors in, bathing the living spaces in natural light. On chilly evenings, you can gather around the cozy, classic wood-burning fireplace in the heart of the home. Recent Updates & Key Enhancements The property features a brand-new septic tank and field installed in 2022. Plus, a new hot water tank and updated kitchen appliances including a new refrigerator and stove installed just last year. The Ultimate Bonus Space The standout feature of this property is the massive 24 x 28 attached garage. While it easily accommodates a vehicle, it is designed to do so much more. This versatile space includes a convenient built-in half bath and a dedicated workshop area, making it perfectly suited for a home gym, hobby shop, or incredible extra storage. Delivering the perfect combination of space, functionality, and comfort, this property is ready for its next chapter.

13. 2026-05-28
    listed $170,000 Active 1251-char remark

    Show marketing remark (1251 chars)

    Enjoy the perfect blend of peaceful country living and close-to-town convenience in this inviting three-bedroom, one-bathroom home. Situated on over a generous acre of land, this property offers plenty of room to roam, garden, or expand your outdoor living space. Inside, a thoughtful floor plan features an abundance of large windows that seamlessly bring the beauty of the outdoors in, bathing the living spaces in natural light. On chilly evenings, you can gather around the cozy, classic wood-burning fireplace in the heart of the home. Recent Updates & Key Enhancements The property features a brand-new septic tank and field installed in 2022. Plus, a new hot water tank and updated kitchen appliances including a new refrigerator and stove installed just last year. The Ultimate Bonus Space The standout feature of this property is the massive 24 x 28 attached garage. While it easily accommodates a vehicle, it is designed to do so much more. This versatile space includes a convenient built-in half bath and a dedicated workshop area, making it perfectly suited for a home gym, hobby shop, or incredible extra storage. Delivering the perfect combination of space, functionality, and comfort, this property is ready for its next chapter.

14. 2025-05-27
    soldstatus $157,000
15. 2025-05-23
    soldstatus $157,000 Closed 416-char remark

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

16. 2025-05-23
    soldstatus $157,000 Closed

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

17. 2025-05-21
    status Pending 416-char remark

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

18. 2025-05-21
    status Pending

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

19. 2025-04-21
    historical Active Under Contract 416-char remark

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

20. 2025-04-21
    historical Accepting Backup Offers

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

21. 2025-04-09
    historical 416-char remark

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

22. 2025-04-02
    listed $159,900 Active 416-char remark

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

23. 2025-04-02
    listed $159,900 Active

    Show marketing remark (416 chars)

    Enjoy country living close to town! This well maintained 3 bedroom, 1 bath house with wood burning fireplace has a great floor plan with plenty of large widows that invites the outside in. New septic tank and field in 2022. The 24 x 28 one car garage has a half bath and plenty of room for your workshop or additional storage. The property is on over an acre and has been owned by the same family since it was built.

24. 2022-04-14
    soldstatus $60,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$810/yr (+$67/mo · 117.2%)

ⓘ 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 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: $14,333
• − Mortgage interest: −$8,402
• − Property taxes: −$691
• − Insurance: −$750
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$4,364
• Taxable loss: −$2,167
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $963/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: Tawas Area Schools
• NCES district ID: 2633510
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $40,651
• Composite: 35.61/100
• National rank: #4891
• State rank: #190 of 540 in MI

Livability — Baldwin

• Score: 68/100
• State rank: #360
• US rank: #9207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,837

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 6% Romanian 6% Slovak 4%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Chinese 1% Spanish 0%

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: ▼ -47.19%
• Current HPI: 250.8991
• 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

+183.3% since first listed

13 events — show timeline

• 2026-05-28 Listed $170,000 REALCOMP
• 2026-05-28 Listed $170,000 MiRealSource-MiMLS
• 2025-05-27 Sold (Public Records) $157,000 Public Records
• 2025-05-23 Sold (MLS) $157,000 MiRealSource-MiMLS
• 2025-05-23 Sold (MLS) $157,000 REALCOMP
• 2025-05-21 Pending — REALCOMP
• 2025-05-21 Pending — MiRealSource-MiMLS
• 2025-04-21 Contingent — REALCOMP
• 2025-04-21 Contingent — MiRealSource-MiMLS
• 2025-04-09 Listing Removed — REALCOMP
• 2025-04-02 Listed $159,900 REALCOMP
• 2025-04-02 Listed $159,900 MiRealSource-MiMLS
• 2022-04-14 Sold (Public Records) $60,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $691 · +3.3% YoY. Source: county tax records.