944 N Fairview Rd · Klacking, MI 48661

$95,900

2 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 15 Days on market

4.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• 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

Nestled on 4 beautiful, wooded acres in West Branch, this property offers a fantastic opportunity to build sweat equity and put your personal touch on a country homestead. If you have been searching for a private property with excellent bones and functional outbuildings, this is the one. The home does need some updating and a little TLC, making it the perfect canvas for your DIY ideas or renovation plans. The property features 4 sprawling, serene acres giving you complete privacy and room to expand. For storage, you will find a detached garage perfect for keeping vehicles and equipment out of the elements, plus a dedicated wood shed to keep your winter firewood seasoned and dry. A major highlight is the rare, highly functional professional-grade 12-run kennel setup, ideal for breeders, trainers, hobbyists, or anyone who wants top-tier space for their dogs. Best of all, you can enjoy the peace and quiet of Klacking Township while remaining just minutes from all the conveniences, shopping, and dining of West Branch. With a little vision and some updates, this unique property can truly shine. Bring your ideas and see the endless potential! Schedule your personal walkthrough today to see everything this property has to offer!

Key facts

• Wood shed
• Wooded acres
• Private property

Tags

• WOODED ACRES
• PRIVATE PROPERTY
• FUNCTIONAL OUTBUILDINGS
• DETACHED GARAGE
• WOOD SHED

Property features AI

Finance

• Other: Approximately 4 acres (lot dimensions 350 x 550)
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation; Built with a one-level design
• Exterior features: Kennel; Shed(s); Wooded lot; Public maintained road frontage on a county road

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating; Wood stove heating
• Interior features: Bay windows; Wood burning stove fireplace; Basement with block foundation
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Branch-Rose City Area Schools (rural): math 27% / reading 43% proficiency, ranked #306 of 540 in MI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 110 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 $663 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($94k) 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.

Risks & watch-outs

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

Recommended offer $94,461 (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: 1.56% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 1.73×
• Total profit: $19,577
• Equity at exit: $14,299

10-year hold

• IRR: 26.4%
• Equity multiple: 3.32×
• Total profit: $62,266
• Equity at exit: $8,292

Cash invested: $26,852 (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 48661

• Home prices YoY: -21.1%
• Active inventory: 110
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $551

Break-even live

Break-even rent $793

Max offer price $95,900

Occupancy floor 58%

Sensitivity live

Price	-10% $606	-5% $578	+0% $551	+5% $524	+10% $497
Rent	-10% $434	-5% $492	+0% $551	+5% $610	+10% $669
Rate	-1.0pp $600	-0.5pp $576	base $551	+0.5pp $527	+1.0pp $501

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $95,900 Active 15 DOM
2. 2026-06-18
   days on market $95,900 Active 13 DOM
3. 2026-06-17
   days on market $95,900 Active 12 DOM
4. 2026-06-16
   days on market $95,900 Active 11 DOM
5. 2026-06-15
   days on market $95,900 Active 10 DOM
6. 2026-06-13
   days on market $95,900 Active 8 DOM
7. 2026-06-12
   days on market $95,900 Active 7 DOM
8. 2026-06-09
   days on market $95,900 Active 4 DOM
9. 2026-06-08
   days on market $95,900 Active 3 DOM
10. 2026-06-07
    days on market $95,900 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $95,900 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: $1,008 · $84/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$235/yr (+$20/mo · 23.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 12 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: $17,897
• − Mortgage interest: −$5,372
• − Property taxes: −$1,008
• − Insurance: −$480
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,790
• Taxable income: $5,384
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $5,324/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: West Branch-Rose City Area Schools
• NCES district ID: 2635850
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,145
• Composite: 29.15/100
• National rank: #6580
• State rank: #306 of 540 in MI

Livability — Klacking

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

Census & demographics

• Population (ZIP): 10,744

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -67.99%
• Current HPI: 253.6665
• 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

• 2026-06-05 Listed $95,900 REALCOMP
• 2026-06-05 Listed $95,900 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2024): $1,008 · +7.3% YoY. Source: county tax records.