1975 Brown Rd · Richfield, MI 48656

$80,000

1 bd · 1.0 ba · 558 sqft · SingleFamily public records · 279 Days on market

0.76 ac lot $143/sqft · 9% below area Est $88k · 9% under ↓ 43% since listing

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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 +19.6/30.0
• ARV discount +11.7/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to your dream retreat on this . 75-acre property, fully fenced for your privacy with two gates for easy access. The 558 sq. ft. rustic cabin, with new roof (2023), has two bedrooms, a half bath, kitchen, and living room. . With essential amenities like a 40' deep submersible well and a 1000-gallon septic system installed in 2015, you can enjoy comfortable living while you plan your future upgrades. Although the cabin currently lacks a heat source, natural gas is readily available at the road, and electricity is already connected. No H20 tank at property. A small propane tank powers the stove, making this property a blank canvas for your vision. Embrace the tranquility and endless potential of this unique getaway today!

Key facts

• Fully fenced
• Rustic cabin
• Two gates

Tags

• FULLY FENCED
• TWO GATES
• RUSTIC CABIN
• 40 DEEP SUBMERSIBLE WELL
• 1000 GALLON SEPTIC SYSTEM
• NATURAL GAS AVAILABLE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $77k (4.0% below list).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Roscommon Area Public Schools (rural): math 30% / reading 44% proficiency, ranked #270 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roscommon Elementary School (math 34% / reading 24%, grade F, #866 of 1,397 statewide, top 65%, 266 students, 58% FRL); Roscommon Middle School (math 26% / reading 40%, grade F, #306 of 493 statewide, top 63%, 192 students, 55% FRL); Roscommon High School (math 32% / reading 57%, grade F, #214 of 713 statewide, top 36%, 363 students, 51% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 76 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 $553 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $88,236
• List price: $80,000
• Delta: -9.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9231 Michigan Ave	0.74mi	2/1.0 (+1)	560 (+0%)	22mo	$108,000	$193	42

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-7,083
• Equity at exit: $11,928

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,369
• Equity at exit: $6,917

Cash invested: $22,400 (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 48656

• Home prices YoY: -8.6%
• Active inventory: 76
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $93

Break-even live

Break-even rent $651

Max offer price $80,000

Occupancy floor 83%

Sensitivity live

Price	-10% $138	-5% $115	+0% $93	+5% $70	+10% $47
Rent	-10% $32	-5% $62	+0% $93	+5% $123	+10% $153
Rate	-1.0pp $133	-0.5pp $113	base $93	+0.5pp $72	+1.0pp $51

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $80,000 Active 279 DOM
2. 2026-06-21
   days on market $80,000 Active 278 DOM
3. 2026-06-18
   days on market $80,000 Active 276 DOM
4. 2026-06-17
   days on market $80,000 Active 275 DOM
5. 2026-06-16
   days on market $80,000 Active 274 DOM
6. 2026-06-15
   days on market $80,000 Active 273 DOM
7. 2026-06-13
   days on market $80,000 Active 271 DOM
8. 2026-06-12
   days on market $80,000 Active 270 DOM
9. 2026-06-09
   days on market $80,000 Active 267 DOM
10. 2026-06-08
    days on market $80,000 Active 266 DOM
11. 2026-06-07
    days on market $80,000 Active 265 DOM
12. 2026-06-07
    days on market $80,000 Active 264 DOM
13. 2026-06-04
    days on market $80,000 Active 261 DOM
14. 2026-06-02
    days on market $80,000 Active 260 DOM
15. 2026-06-01
    days on market $80,000 Active 259 DOM
16. 2026-05-31
    days on market $80,000 Active 258 DOM
17. 2026-05-31
    days on market $80,000 Active 257 DOM
18. 2026-03-23
    price $80,000 736-char remark

    Show marketing remark (736 chars)

    Escape to your dream retreat on this . 75-acre property, fully fenced for your privacy with two gates for easy access. The 558 sq. ft. rustic cabin, with new roof (2023), has two bedrooms, a half bath, kitchen, and living room. . With essential amenities like a 40' deep submersible well and a 1000-gallon septic system installed in 2015, you can enjoy comfortable living while you plan your future upgrades. Although the cabin currently lacks a heat source, natural gas is readily available at the road, and electricity is already connected. No H20 tank at property. A small propane tank powers the stove, making this property a blank canvas for your vision. Embrace the tranquility and endless potential of this unique getaway today!

19. 2025-11-12
    price $110,000 736-char remark

    Show marketing remark (736 chars)

    Escape to your dream retreat on this . 75-acre property, fully fenced for your privacy with two gates for easy access. The 558 sq. ft. rustic cabin, with new roof (2023), has two bedrooms, a half bath, kitchen, and living room. . With essential amenities like a 40' deep submersible well and a 1000-gallon septic system installed in 2015, you can enjoy comfortable living while you plan your future upgrades. Although the cabin currently lacks a heat source, natural gas is readily available at the road, and electricity is already connected. No H20 tank at property. A small propane tank powers the stove, making this property a blank canvas for your vision. Embrace the tranquility and endless potential of this unique getaway today!

20. 2025-10-10
    price $120,000 736-char remark

    Show marketing remark (736 chars)

    Escape to your dream retreat on this . 75-acre property, fully fenced for your privacy with two gates for easy access. The 558 sq. ft. rustic cabin, with new roof (2023), has two bedrooms, a half bath, kitchen, and living room. . With essential amenities like a 40' deep submersible well and a 1000-gallon septic system installed in 2015, you can enjoy comfortable living while you plan your future upgrades. Although the cabin currently lacks a heat source, natural gas is readily available at the road, and electricity is already connected. No H20 tank at property. A small propane tank powers the stove, making this property a blank canvas for your vision. Embrace the tranquility and endless potential of this unique getaway today!

21. 2025-09-15
    listed $140,000 Active 736-char remark

    Show marketing remark (736 chars)

    Escape to your dream retreat on this . 75-acre property, fully fenced for your privacy with two gates for easy access. The 558 sq. ft. rustic cabin, with new roof (2023), has two bedrooms, a half bath, kitchen, and living room. . With essential amenities like a 40' deep submersible well and a 1000-gallon septic system installed in 2015, you can enjoy comfortable living while you plan your future upgrades. Although the cabin currently lacks a heat source, natural gas is readily available at the road, and electricity is already connected. No H20 tank at property. A small propane tank powers the stove, making this property a blank canvas for your vision. Embrace the tranquility and endless potential of this unique getaway today!

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$249/yr (+$21/mo · 33.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $9,213
• − Mortgage interest: −$4,481
• − Property taxes: −$734
• − Insurance: −$400
• − Repairs & maintenance: −$737
• − Management: −$737
• − Depreciation: −$2,327
• Taxable loss: −$203
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,159/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: Roscommon Area Public Schools
• NCES district ID: 2615830
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,914
• Composite: 30.7/100
• National rank: #6172
• State rank: #270 of 540 in MI

Livability — Richfield

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

Census & demographics

• Census place: St. Helen, MI
• Population (ZIP): 3,872

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 7% Slovak 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -29.98%
• Current HPI: 319.603
• 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

-42.9% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $80,000 WWMLS
• 2025-11-12 Price Changed $110,000 WWMLS
• 2025-10-10 Price Changed $120,000 WWMLS
• 2025-09-15 Listed $140,000 WWMLS

Property tax history

+0.8%/yr

Latest (2025): $734 · +3.4% YoY. Source: county tax records.