411 Ottawa Dr · Oscoda, MI 48750

$179,900

4 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 33 Days on market

Built 1966 0.25 ac lot $146/sqft · 7% above area Est $228k · 21% under

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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 +10.4/30.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Hull Island of Oscoda, this 5-bedroom home offers space, flexibility, and an opportunity to make it your own. With 1,232 square feet, the home features all five bedrooms on the upper level, creating a layout that keeps living and sleeping areas nicely separated. The main level offers a more traditional floor plan, with the kitchen and living spaces connected in a circular flow that keeps everything within easy reach and gives the home a cozy, functional feel. Inside, you’ll find a mix of finishes including some hardwood flooring, adding warmth and character. The space is comfortable as-is, with the potential to update over time to match your style. A full basement provides valuable additional space for storage, hobbies, or future use, along with a dedicated laundry area for washer and dryer. Situated on approximately . 25 acres, the property includes a fenced backyard and a 1-car garage, offering convenience for storage, parking, or keeping out of the elements. Set in a quiet neighborhood known for its proximity to Lake Huron, the AuSable River, outdoor recreation, and downtown Oscoda, this home offers a great combination of size, location, and potential. If you’re looking for extra bedrooms and the opportunity to build equity in a desirable area, this is one worth seeing. BATVAI BATVAI

Key facts

• Outdoor recreation
• Full basement
• Fenced backyard

Tags

• FENCED BACKYARD
• FULL BASEMENT
• DEDICATED LAUNDRY AREA
• PROXIMITY TO LAKE HURON
• PROXIMITY TO AUSABLE RIVER
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Shared septic
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Deck; Fenced yard; Lot is cleared; Lot dimensions 68 x 161; Approximately 0.25 acre

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Hot water heating; Natural gas heating; No cooling
• Interior features: Window treatments; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (28.5% below list).
• Recommended offer: $129k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Oscoda — 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 57/100 on livability (#641 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Oscoda Area Schools (rural): math 31% / reading 38% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richardson Elementary School (math 37% / reading 35%, grade F, #725 of 1,397 statewide, top 52%, 672 students, 68% FRL); Oscoda Area High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 477 students, 64% FRL).
• Market conditions: 134 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 $5k 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

• It's been on market 33 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 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 $128,555 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $228,469
• List price: $179,900
• Delta: -19.03%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Ottawa Dr	0.16mi	3/2.0 (-1)	1,293 (+5%)	17mo	$170,000	$131	63
5320 N Pine St	0.67mi	3/1.0 (-1)	1,225 (-1%)	4mo	$130,000	$106	58
4669 Mcnichol Ave	0.38mi	3/2.5 (-1)	1,392 (+13%)	1mo	$122,000	$88	51
210 N Lake St	0.50mi	3/1.0 (-1)	1,080 (-12%)	19mo	$170,000	$157	33

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-35,218
• Equity at exit: $26,824

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-38,652
• Equity at exit: $15,554

Cash invested: $50,372 (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 48750

• Active inventory: 134
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-94

Break-even live

Break-even rent $1,405

Max offer price $163,248

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-43	+0% $-94	+5% $-145	+10% $-196
Rent	-10% $-196	-5% $-145	+0% $-94	+5% $-43	+10% $7
Rate	-1.0pp $-4	-0.5pp $-49	base $-94	+0.5pp $-141	+1.0pp $-188

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $179,900 Active 33 DOM
2. 2026-06-21
   days on market $179,900 Active 32 DOM
3. 2026-06-21
   days on market $179,900 Active 31 DOM
4. 2026-06-18
   days on market $179,900 Active 29 DOM
5. 2026-06-17
   days on market $179,900 Active 28 DOM
6. 2026-06-16
   days on market $179,900 Active 27 DOM
7. 2026-06-15
   days on market $179,900 Active 26 DOM
8. 2026-06-13
   days on market $179,900 Active 24 DOM
9. 2026-06-12
   days on market $179,900 Active 23 DOM
10. 2026-06-09
    days on market $179,900 Active 20 DOM
11. 2026-06-08
    days on market $179,900 Active 19 DOM
12. 2026-06-07
    days on market $179,900 Active 18 DOM
13. 2026-06-07
    days on market $179,900 Active 17 DOM
14. 2026-06-04
    days on market $179,900 Active 14 DOM
15. 2026-06-02
    days on market $179,900 Active 13 DOM
16. 2026-06-01
    days on market $179,900 Active 12 DOM
17. 2026-05-31
    days on market $179,900 Active 11 DOM
18. 2026-05-31
    days on market $179,900 Active 10 DOM
19. 2026-05-20
    listed $179,900 Active 1370-char remark

    Show marketing remark (1370 chars)

    Located in the desirable Hull Island of Oscoda, this 5-bedroom home offers space, flexibility, and an opportunity to make it your own. With 1,232 square feet, the home features all five bedrooms on the upper level, creating a layout that keeps living and sleeping areas nicely separated. The main level offers a more traditional floor plan, with the kitchen and living spaces connected in a circular flow that keeps everything within easy reach and gives the home a cozy, functional feel. Inside, you’ll find a mix of finishes including some hardwood flooring, adding warmth and character. The space is comfortable as-is, with the potential to update over time to match your style. A full basement provides valuable additional space for storage, hobbies, or future use, along with a dedicated laundry area for washer and dryer. Situated on approximately . 25 acres, the property includes a fenced backyard and a 1-car garage, offering convenience for storage, parking, or keeping out of the elements. Set in a quiet neighborhood known for its proximity to Lake Huron, the AuSable River, outdoor recreation, and downtown Oscoda, this home offers a great combination of size, location, and potential. If you’re looking for extra bedrooms and the opportunity to build equity in a desirable area, this is one worth seeing. BATVAI BATVAI

20. 2026-05-20
    listed $179,900 Active 1330-char remark

    Show marketing remark (1370 chars)

    Located in the desirable Hull Island of Oscoda, this 5-bedroom home offers space, flexibility, and an opportunity to make it your own. With 1,232 square feet, the home features all five bedrooms on the upper level, creating a layout that keeps living and sleeping areas nicely separated. The main level offers a more traditional floor plan, with the kitchen and living spaces connected in a circular flow that keeps everything within easy reach and gives the home a cozy, functional feel. Inside, you’ll find a mix of finishes including some hardwood flooring, adding warmth and character. The space is comfortable as-is, with the potential to update over time to match your style. A full basement provides valuable additional space for storage, hobbies, or future use, along with a dedicated laundry area for washer and dryer. Situated on approximately . 25 acres, the property includes a fenced backyard and a 1-car garage, offering convenience for storage, parking, or keeping out of the elements. Set in a quiet neighborhood known for its proximity to Lake Huron, the AuSable River, outdoor recreation, and downtown Oscoda, this home offers a great combination of size, location, and potential. If you’re looking for extra bedrooms and the opportunity to build equity in a desirable area, this is one worth seeing. BATVAI BATVAI

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,934 · $161/mo
• Expected delta: +$836/yr (+$70/mo · 76.2%)

ⓘ 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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,427
• − Mortgage interest: −$10,077
• − Property taxes: −$1,098
• − Insurance: −$900
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$5,233
• Taxable loss: −$4,350
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $-87/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: Oscoda Area Schools
• NCES district ID: 2626970
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $36,275
• Composite: 28.6/100
• National rank: #6714
• State rank: #313 of 540 in MI

Livability — Oscoda

• Score: 57/100
• State rank: #641
• US rank: #21680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oscoda, MI
• Population (ZIP): 9,281

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -97.75%
• Current HPI: 157.6759
• 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

• 2026-05-20 Listed $179,900 REALCOMP
• 2026-05-20 Listed $179,900 MiRealSource-MiMLS

Property tax history

+6.0%/yr

Latest (2025): $1,098 · +3.4% YoY. Source: county tax records.