2167 N Shore Dr · Mills, MI 48756

$119,000

3 bd · 1.5 ba · 2,152 sqft · SingleFamily public records · 196 Days on market

Built 1980 0.38 ac lot $55/sqft · 41% below area Est $134k · 11% under

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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 +24.0/30.0
• ARV discount +12.4/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at 2167 N Shore DR, Prescott Village, MI, this single-family residence offers a unique opportunity to embrace the peaceful charm of its surroundings. This property awaits your vision, presenting a canvas ready to be transformed into your dream home. With three bedrooms, this residence provides ample space for rest and rejuvenation, creating a private haven from the world outside. Imagine waking each morning bathed in soft light filtering through the windows, ready to greet the day ahead. Consider the possibilities for creating personalized sanctuaries within these walls, tailored to your individual tastes and preferences. This home also features a single bathroom. Constructed in 1980, this property offers a glimpse into a bygone era, waiting to be revitalized with modern touches. Seize the chance to own a piece of Prescott Village history and create a future filled with comfort and style.

Key facts

• 0.38 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (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.
• Whittemore-Prescott Area Schools (rural): math 11% / reading 25% proficiency, ranked #488 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whittemoreprescott Area Elementary (math 2% / reading 17%, grade F, #1,277 of 1,397 statewide, top 93%, 368 students, 86% FRL); Whittemoreprescott Jrsr High School (math 17% / reading 42%, grade F, #441 of 713 statewide, top 64%, 321 students, 84% FRL).
• Market conditions: 56 active listings in the ZIP; 57 units permitted in Ogemaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ogemaw County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $31k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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: 1.04% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $133,659
• List price: $119,000
• Delta: -10.97%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2108 W Northshore Dr	0.09mi	4/2.0 (+1)	2,200 (+2%)	13mo	$269,900	$123	74
2108 W Northshore Dr Lot : 75	0.09mi	4/2.0 (+1)	2,200 (+2%)	13mo	$269,900	$123	74

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,536
• Equity at exit: $17,743

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $14,963
• Equity at exit: $10,289

Cash invested: $33,320 (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 48756

• Home prices YoY: -9.7%
• Active inventory: 56
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $232

Break-even live

Break-even rent $945

Max offer price $119,000

Occupancy floor 76%

Sensitivity live

Price	-10% $299	-5% $266	+0% $232	+5% $198	+10% $165
Rent	-10% $134	-5% $183	+0% $232	+5% $281	+10% $330
Rate	-1.0pp $292	-0.5pp $262	base $232	+0.5pp $201	+1.0pp $170

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-22
   days on market $119,000 Active 196 DOM
2. 2026-06-21
   days on market $119,000 Active 195 DOM
3. 2026-06-21
   days on market $119,000 Active 194 DOM
4. 2026-06-18
   days on market $119,000 Active 192 DOM
5. 2026-06-17
   days on market $119,000 Active 191 DOM
6. 2026-06-16
   days on market $119,000 Active 190 DOM
7. 2026-06-15
   days on market $119,000 Active 189 DOM
8. 2026-06-13
   days on market $119,000 Active 187 DOM
9. 2026-06-12
   days on market $119,000 Active 186 DOM
10. 2026-06-09
    days on market $119,000 Active 183 DOM
11. 2026-06-08
    days on market $119,000 Active 182 DOM
12. 2026-06-07
    days on market $119,000 Active 181 DOM
13. 2026-06-07
    pricedays on market $119,000 Active 180 DOM
14. 2026-06-04
    days on market $130,000 Active 177 DOM
15. 2026-06-02
    days on market $130,000 Active 176 DOM
16. 2026-06-01
    days on market $130,000 Active 175 DOM
17. 2026-05-31
    days on market $130,000 Active 174 DOM
18. 2026-05-31
    days on market $130,000 Active 173 DOM
19. 2026-04-14
    price $130,000 909-char remark

    Show marketing remark (909 chars)

    Nestled at 2167 N Shore DR, Prescott Village, MI, this single-family residence offers a unique opportunity to embrace the peaceful charm of its surroundings. This property awaits your vision, presenting a canvas ready to be transformed into your dream home. With three bedrooms, this residence provides ample space for rest and rejuvenation, creating a private haven from the world outside. Imagine waking each morning bathed in soft light filtering through the windows, ready to greet the day ahead. Consider the possibilities for creating personalized sanctuaries within these walls, tailored to your individual tastes and preferences. This home also features a single bathroom. Constructed in 1980, this property offers a glimpse into a bygone era, waiting to be revitalized with modern touches. Seize the chance to own a piece of Prescott Village history and create a future filled with comfort and style.

20. 2026-04-14
    price $130,000 909-char remark

    Show marketing remark (909 chars)

    Nestled at 2167 N Shore DR, Prescott Village, MI, this single-family residence offers a unique opportunity to embrace the peaceful charm of its surroundings. This property awaits your vision, presenting a canvas ready to be transformed into your dream home. With three bedrooms, this residence provides ample space for rest and rejuvenation, creating a private haven from the world outside. Imagine waking each morning bathed in soft light filtering through the windows, ready to greet the day ahead. Consider the possibilities for creating personalized sanctuaries within these walls, tailored to your individual tastes and preferences. This home also features a single bathroom. Constructed in 1980, this property offers a glimpse into a bygone era, waiting to be revitalized with modern touches. Seize the chance to own a piece of Prescott Village history and create a future filled with comfort and style.

21. 2026-03-09
    price $140,000 909-char remark

    Show marketing remark (909 chars)

    Nestled at 2167 N Shore DR, Prescott Village, MI, this single-family residence offers a unique opportunity to embrace the peaceful charm of its surroundings. This property awaits your vision, presenting a canvas ready to be transformed into your dream home. With three bedrooms, this residence provides ample space for rest and rejuvenation, creating a private haven from the world outside. Imagine waking each morning bathed in soft light filtering through the windows, ready to greet the day ahead. Consider the possibilities for creating personalized sanctuaries within these walls, tailored to your individual tastes and preferences. This home also features a single bathroom. Constructed in 1980, this property offers a glimpse into a bygone era, waiting to be revitalized with modern touches. Seize the chance to own a piece of Prescott Village history and create a future filled with comfort and style.

22. 2026-03-09
    price $140,000 909-char remark

    Show marketing remark (909 chars)

    Nestled at 2167 N Shore DR, Prescott Village, MI, this single-family residence offers a unique opportunity to embrace the peaceful charm of its surroundings. This property awaits your vision, presenting a canvas ready to be transformed into your dream home. With three bedrooms, this residence provides ample space for rest and rejuvenation, creating a private haven from the world outside. Imagine waking each morning bathed in soft light filtering through the windows, ready to greet the day ahead. Consider the possibilities for creating personalized sanctuaries within these walls, tailored to your individual tastes and preferences. This home also features a single bathroom. Constructed in 1980, this property offers a glimpse into a bygone era, waiting to be revitalized with modern touches. Seize the chance to own a piece of Prescott Village history and create a future filled with comfort and style.

23. 2025-12-01
    listed $150,000 Active 909-char remark

    Show marketing remark (909 chars)

    Nestled at 2167 N Shore DR, Prescott Village, MI, this single-family residence offers a unique opportunity to embrace the peaceful charm of its surroundings. This property awaits your vision, presenting a canvas ready to be transformed into your dream home. With three bedrooms, this residence provides ample space for rest and rejuvenation, creating a private haven from the world outside. Imagine waking each morning bathed in soft light filtering through the windows, ready to greet the day ahead. Consider the possibilities for creating personalized sanctuaries within these walls, tailored to your individual tastes and preferences. This home also features a single bathroom. Constructed in 1980, this property offers a glimpse into a bygone era, waiting to be revitalized with modern touches. Seize the chance to own a piece of Prescott Village history and create a future filled with comfort and style.

24. 2025-12-01
    listed $150,000 Active 909-char remark

    Show marketing remark (909 chars)

    Nestled at 2167 N Shore DR, Prescott Village, MI, this single-family residence offers a unique opportunity to embrace the peaceful charm of its surroundings. This property awaits your vision, presenting a canvas ready to be transformed into your dream home. With three bedrooms, this residence provides ample space for rest and rejuvenation, creating a private haven from the world outside. Imagine waking each morning bathed in soft light filtering through the windows, ready to greet the day ahead. Consider the possibilities for creating personalized sanctuaries within these walls, tailored to your individual tastes and preferences. This home also features a single bathroom. Constructed in 1980, this property offers a glimpse into a bygone era, waiting to be revitalized with modern touches. Seize the chance to own a piece of Prescott Village history and create a future filled with comfort and style.

25. 2025-11-21
    historical
26. 2025-11-21
    historical
27. 2025-11-07
    price $150,000
28. 2025-11-06
    price $150,000
29. 2025-10-24
    price $155,000
30. 2025-10-23
    price $155,000
31. 2025-10-09
    price $158,000
32. 2025-10-08
    price $158,000
33. 2025-09-23
    listed $160,000 Active
34. 2025-09-23
    listed $160,000 Active
35. 2024-05-01
    historical
36. 2024-04-26
    soldstatus $105,000 Sold
37. 2024-04-24
    soldstatus $105,000
38. 2024-04-04
    historical Accepting Backup Offers
39. 2024-03-05
    listed $129,000 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: $876 · $73/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: +$478/yr (+$40/mo · 54.6%)

ⓘ 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 3/10 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: $14,865
• − Mortgage interest: −$6,666
• − Property taxes: −$876
• − Insurance: −$595
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,462
• Taxable income: $888
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $2,571/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: Whittemore-Prescott Area Schools
• NCES district ID: 2636390
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $30,244
• Composite: 14.31/100
• National rank: #9442
• State rank: #488 of 540 in MI

Livability — Mills

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

Census & demographics

• Census place: Skidway Lake, MI
• Population (ZIP): 3,939

Population outlook (Ogemaw County) Hauer SSP2

• Today (2025): 19,373 people
• By 2030: 18,348 · -5.3%
• By 2040: 16,176 · -16.5%
• By 2050: 14,294 · -26.2%
• By 2075: 11,280 · -41.8%
• By 2100: 8,942 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ogemaw

• 2024 margin: Solid R (+42.0) · D 28.4% · R 70.4% · Other 1.3%
• 2008→2024 swing: -44.4pp toward R · 2008: 2.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.1 2016: R+36.6 2012: R+6.2 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.88%
• Current HPI: 213.8025
• 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

+0.8% since first listed

21 events — show timeline

• 2026-04-14 Price Changed $130,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $130,000 REALCOMP
• 2026-03-09 Price Changed $140,000 MiRealSource-MiMLS
• 2026-03-09 Price Changed $140,000 REALCOMP
• 2025-12-01 Listed $150,000 REALCOMP
• 2025-12-01 Listed $150,000 MiRealSource-MiMLS
• 2025-11-21 Listing Removed — REALCOMP
• 2025-11-21 Listing Removed — MiRealSource-MiMLS
• 2025-11-07 Price Changed $150,000 MiRealSource-MiMLS
• 2025-11-06 Price Changed $150,000 REALCOMP
• 2025-10-24 Price Changed $155,000 MiRealSource-MiMLS
• 2025-10-23 Price Changed $155,000 REALCOMP
• 2025-10-09 Price Changed $158,000 MiRealSource-MiMLS
• 2025-10-08 Price Changed $158,000 REALCOMP
• 2025-09-23 Listed $160,000 REALCOMP
• 2025-09-23 Listed $160,000 MiRealSource-MiMLS
• 2024-05-01 Listing Removed — REALCOMP
• 2024-04-26 Sold (MLS) $105,000 REALCOMP
• 2024-04-24 Sold (Public Records) $105,000 Public Records
• 2024-04-04 Contingent — REALCOMP
• 2024-03-05 Listed $129,000 REALCOMP

Property tax history

-4.5%/yr

Latest (2024): $876 · +525.8% YoY. Source: county tax records.