7282 Birch Dr · Huron, MI 48468

$99,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily · 23 Days on market

Built 1985 10,454 sqft lot ↓ 24% 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW! This gorgeous ranch home is now available for immediate occupancy at closing. Exterior features include a quarter acre lot with shed and oversized 2+ car garage, maintenance free siding, front deck, and so much more. The spacious interior features large bedrooms, two full baths, laundry room, and eat in kitchen with all appliances included. All furniture can be included and the home comes with the boat in the garage! Conveniently located near parks, schools, and just steps from Lake Huron, this home is a must see!

Key facts

• Front deck
• Quarter acre lot
• Laundry room

Tags

• QUARTER ACRE LOT
• MAINTENANCE FREE SIDING
• FRONT DECK
• LAUNDRY ROOM
• EAT IN KITCHEN
• STEPS FROM LAKE HURON

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached oversized garage with direct access; about 2.5 garage spaces; garage faces front
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Composition roof; Vinyl siding construction; Crawl space foundation; Built with above-grade living area of 1,106 square feet
• Exterior features: Deck; Shed(s); Gravel road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Negotiable furnishing; Lighting
• Laundry & utility: Washer and dryer in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $99k (0.5% below list).
• Recommended offer: $98k (1.5% 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.
• North Huron School District (rural): math 25% / reading 40% proficiency, ranked #502 of 760 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 67 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($684 loan paydown + $5k appreciation (4.9% local appreciation)).
• Huron County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.00% ✗
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $248,850
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7160 Lighthouse Rd	0.52mi	2/2.0 (-1)	1,200 (+8%)	17mo	$270,000	$225	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.25×
• Total profit: $34,556
• Equity at exit: $55,680

10-year hold

• IRR: 19.6%
• Equity multiple: 4.39×
• Total profit: $94,057
• Equity at exit: $95,750

Cash invested: $27,720 (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 48468

• Home prices YoY: 2.6%
• Active inventory: 12
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $191

Break-even live

Break-even rent $743

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $99,000 Active 23 DOM
2. 2026-06-17
   days on market $99,000 Active 22 DOM
3. 2026-06-16
   days on market $99,000 Active 21 DOM
4. 2026-06-15
   days on market $99,000 Active 20 DOM
5. 2026-06-13
   days on market $99,000 Active 18 DOM
6. 2026-06-12
   days on market $99,000 Active 17 DOM
7. 2026-06-09
   days on market $99,000 Active 14 DOM
8. 2026-06-08
   days on market $99,000 Active 13 DOM
9. 2026-06-07
   days on market $99,000 Active 12 DOM
10. 2026-06-05
    days on market $99,000 Active 10 DOM
11. 2026-06-04
    days on market $99,000 Active 8 DOM
12. 2026-06-02
    days on market $99,000 Active 7 DOM
13. 2026-06-01
    days on market $99,000 Active 6 DOM
14. 2026-05-31
    days on market $99,000 Active 5 DOM
15. 2026-05-31
    days on market $99,000 Active 4 DOM
16. 2026-05-27
    listed $99,000 Active 524-char remark

    Show marketing remark (524 chars)

    WOW! This gorgeous ranch home is now available for immediate occupancy at closing. Exterior features include a quarter acre lot with shed and oversized 2+ car garage, maintenance free siding, front deck, and so much more. The spacious interior features large bedrooms, two full baths, laundry room, and eat in kitchen with all appliances included. All furniture can be included and the home comes with the boat in the garage! Conveniently located near parks, schools, and just steps from Lake Huron, this home is a must see!

17. 2026-05-27
    listed $99,000 Active

    Show marketing remark (524 chars)

    WOW! This gorgeous ranch home is now available for immediate occupancy at closing. Exterior features include a quarter acre lot with shed and oversized 2+ car garage, maintenance free siding, front deck, and so much more. The spacious interior features large bedrooms, two full baths, laundry room, and eat in kitchen with all appliances included. All furniture can be included and the home comes with the boat in the garage! Conveniently located near parks, schools, and just steps from Lake Huron, this home is a must see!

18. 2025-12-09
    historical
19. 2025-12-09
    historical
20. 2025-09-30
    price $99,999
21. 2025-09-30
    price $99,999
22. 2025-07-01
    price $120,000
23. 2025-07-01
    price $120,000
24. 2025-03-31
    listed $130,000 Active
25. 2025-03-31
    listed $130,000 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: $320 · $27/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$602/yr (+$50/mo · 188.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,823
• − Mortgage interest: −$5,546
• − Property taxes: −$320
• − Insurance: −$495
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,880
• Taxable income: $690
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $2,129/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: North Huron School District
• NCES district ID: 2625780
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 40% ▲ 11.00%
• Median HH income: $39,222
• Composite: 29.95/100
• National rank: #11659
• State rank: #502 of 760 in MI

Livability — Huron

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

Census & demographics

• Population (ZIP): 1,324

Population outlook (Huron County) Hauer SSP2

• Today (2025): 29,325 people
• By 2030: 27,810 · -5.2%
• By 2040: 24,571 · -16.2%
• By 2050: 21,573 · -26.4%
• By 2075: 16,120 · -45.0%
• By 2100: 11,097 · -62.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Native American 2% Two or more races 1%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.2%
• 2008→2024 swing: -40.2pp toward R · 2008: -0.4pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+39.3 2016: R+38.2 2012: R+14.8 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.93%
• Current HPI: 192.1558
• 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

-23.8% since first listed

10 events — show timeline

• 2026-05-27 Listed $99,000 MiRealSource-MiMLS
• 2026-05-27 Listed $99,000 REALCOMP
• 2025-12-09 Listing Removed — MiRealSource-MiMLS
• 2025-12-09 Listing Removed — REALCOMP
• 2025-09-30 Price Changed $99,999 MiRealSource-MiMLS
• 2025-09-30 Price Changed $99,999 REALCOMP
• 2025-07-01 Price Changed $120,000 MiRealSource-MiMLS
• 2025-07-01 Price Changed $120,000 REALCOMP
• 2025-03-31 Listed $130,000 REALCOMP
• 2025-03-31 Listed $130,000 MiRealSource-MiMLS

Property tax history

-11.2%/yr

Latest (2025): $320 · -78.2% YoY. Source: county tax records.