508 Oak St · Kingsford, MI 49802

$39,500

1 bd · 1.0 ba · 648 sqft · SingleFamily public records · 17 Days on market

Built 1925 0.34 ac lot Est $51k · 22% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute one bedroom one bathroom home siting on two lots in Kingsford Michigan. Features include newer vinyl windows, 200 amp electric, first floor laundry, and a storage shed. This is a perfect starter home or rental so call your Realtor today!

Key facts

• Newer vinyl windows
• 200 amp electric
• First floor laundry

Tags

• NEWER VINYL WINDOWS
• 200 AMP ELECTRIC
• FIRST FLOOR LAUNDRY
• STORAGE SHED

Property features AI

Finance

• Other: Property type: Residential; Lot size about 0.34 acre; Roads: City/County; Frontage: 144 feet
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sanitary sewer; Electricity connected (200+ amp service); Natural gas connected
• Home design: Single-story residential home; Built in 1925; Basement present
• Construction: Wood exterior; Basement foundation
• Exterior features: Deck; Shed (outbuilding); Road frontage

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 13)
• Flooring: Hardwood
• Bathrooms: One full bathroom on the main/first floor
• Heating & cooling: Forced air heating; Natural gas heat; Gas water heater; No cooling system
• Interior features: Hardwood floors; Window treatments
• Laundry & utility: Basement (full)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($753 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.8% in Kingsford — 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 78/100 on livability (#104 in MI, #2,537 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Breitung Township School District (town): math 39% / reading 55% proficiency, ranked #130 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $273 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Dickinson 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 $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago 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.
• Current owner paid $8k; list at $40k implies a 427% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,907 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.91% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $50,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Dickinson Blvd	0.19mi	1/1.0	577 (-11%)	21mo	$45,000	$78	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: 24.0%
• Equity multiple: 1.99×
• Total profit: $10,914
• Equity at exit: $5,890

10-year hold

• IRR: 31.9%
• Equity multiple: 3.89×
• Total profit: $31,918
• Equity at exit: $3,415

Cash invested: $11,060 (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 49802

• Home prices YoY: -28.7%
• Active inventory: 24
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $753 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $271

Break-even live

Break-even rent $410

Max offer price $39,500

Occupancy floor 59%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $39,500 Active 17 DOM
2. 2026-06-17
   days on market $39,500 Active 16 DOM
3. 2026-06-16
   days on market $39,500 Active 15 DOM
4. 2026-06-15
   days on market $39,500 Active 14 DOM
5. 2026-06-13
   days on market $39,500 Active 12 DOM
6. 2026-06-12
   days on market $39,500 Active 11 DOM
7. 2026-06-09
   days on market $39,500 Active 8 DOM
8. 2026-06-08
   days on market $39,500 Active 7 DOM
9. 2026-06-07
   days on market $39,500 Active 6 DOM
10. 2026-06-07
    days on market $39,500 Active 5 DOM
11. 2026-06-04
    days on market $39,500 Active 2 DOM
12. 2026-06-01
    remarks 242-char remark
13. 2026-06-01
    listed $39,500 Active 1 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: $1,204 · $100/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,040
• − Mortgage interest: −$2,213
• − Property taxes: −$1,204
• − Insurance: −$198
• − Repairs & maintenance: −$723
• − Management: −$723
• − Depreciation: −$1,149
• Taxable income: $2,830
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $2,575/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: Breitung Township School District
• NCES district ID: 2606720
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $45,413
• Composite: 39.8/100
• National rank: #3878
• State rank: #130 of 540 in MI

Livability — Kingsford

• Score: 78/100
• State rank: #104
• US rank: #2537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsford, MI
• City population: 6,014
• Population (ZIP): 6,014

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 7% Romanian 6% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.37%
• Current HPI: 220.0257
• 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

+76.3% since first listed

7 events — show timeline

• 2026-05-30 Listed $39,500 UPAR
• 2026-05-30 Listed $39,500 MiRealSource-MiMLS
• 2020-07-10 Sold (Public Records) $7,500 Public Records
• 2013-10-08 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2013-10-08 Sold (MLS) $18,000 UPAR
• 2010-08-30 Listed $22,400 MiRealSource-MiMLS
• 2010-08-30 Listed $22,400 UPAR

Property tax history

+1.1%/yr

Latest (2025): $1,204 · -3.6% YoY. Source: county tax records.