4359 Deerland Rd · Oscoda, MI 48750

$120,000

2 bd · 1.5 ba · 900 sqft · SingleFamily public records · 23 Days on market

Built 1970 9,583 sqft lot Est $138k · 13% 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 +19.4/30.0
• ARV discount +13.3/15.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 2-bedroom, 2-bath home situated on a spacious corner lot in the heart of Northern Michigan recreation country. Featuring a one-car attached garage and a cozy pellet stove, this home offers comfort and functionality year-round. Recent updates provide peace of mind, including a new roof installed in April 2026 and a new drain field completed in May 2026. Inside, youll find newer kitchen cabinets topped with beautiful butcher block counters, new vinyl plank flooring, and an expanded downstairs bedroom. The primary bedroom features a walk-in closet, while the upstairs has been improved with replaced drywall and insulation along with additional electrical outlets for added convenience. Located near the scenic Au Sable River and close to endless outdoor opportunities including fishing, kayaking, trails, and more, this move-in ready home is the perfect place to enjoy all that Northern Michigan has to offer.

Key facts

• New drain field
• Pellet stove
• Corner lot

Tags

• CORNER LOT
• PELLET STOVE
• NEW ROOF
• NEW DRAIN FIELD
• BUTCHER BLOCK COUNTERS
• VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Private well water; Septic system
• Home design: Residential 2-story home; Built in 1970; Entry on main level
• Construction: Slab foundation
• Exterior features: Vinyl siding; Corner lot in a subdivision; No water features

Interior

• Kitchen: Range/oven; Refrigerator; Kitchen on main level (23 x 10)
• Bedrooms: Main-level bedroom (7 x 9) with carpet; Upper-level bedroom (13 x 16)
• Flooring: Carpet in at least one bedroom
• Bathrooms: Two full bathrooms (one on the main level and one upstairs)
• Heating & cooling: Forced air heating; LP/Propane fuel
• Interior features: Loft
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $133 ($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 $109k (9.5% below list).
• Recommended offer: $109k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.6% 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: schools D+, crime F, amenities 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.
• 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 $830 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $108,542 (9.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $137,700
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4320 Camp Rd	0.11mi	2/1.0	816 (-9%)	12mo	$125,000	$153	67
2347 M-65	0.61mi	2/1.0	938 (+4%)	11mo	$48,000	$51	54

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,008
• Equity at exit: $17,892

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,146
• Equity at exit: $10,375

Cash invested: $33,600 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $133

Break-even live

Break-even rent $917

Max offer price $120,000

Occupancy floor 83%

Sensitivity live

Price	-10% $201	-5% $167	+0% $133	+5% $99	+10% $65
Rent	-10% $47	-5% $90	+0% $133	+5% $176	+10% $219
Rate	-1.0pp $194	-0.5pp $164	base $133	+0.5pp $102	+1.0pp $71

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $120,000 Active 23 DOM
2. 2026-06-18
   days on market $120,000 Active 21 DOM
3. 2026-06-17
   days on market $120,000 Active 20 DOM
4. 2026-06-16
   days on market $120,000 Active 19 DOM
5. 2026-06-15
   days on market $120,000 Active 18 DOM
6. 2026-06-13
   days on market $120,000 Active 16 DOM
7. 2026-06-12
   days on market $120,000 Active 15 DOM
8. 2026-06-09
   days on market $120,000 Active 12 DOM
9. 2026-06-08
   days on market $120,000 Active 11 DOM
10. 2026-06-07
    days on market $120,000 Active 10 DOM
11. 2026-06-07
    days on market $120,000 Active 9 DOM
12. 2026-06-04
    pricedays on market $120,000 Active 6 DOM
13. 2026-06-02
    days on market $130,000 Active 5 DOM
14. 2026-06-01
    days on market $130,000 Active 4 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    days on marketlisting id $130,000 Active 3 DOM
17. 2026-05-31
    days on market $130,000 Active 2 DOM
18. 2026-05-28
    listed $130,000 Active 945-char remark

    Show marketing remark (945 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath home situated on a spacious corner lot in the heart of Northern Michigan recreation country. Featuring a one-car attached garage and a cozy pellet stove, this home offers comfort and functionality year-round. Recent updates provide peace of mind, including a new roof installed in April 2026 and a new drain field completed in May 2026. Inside, youll find newer kitchen cabinets topped with beautiful butcher block counters, new vinyl plank flooring, and an expanded downstairs bedroom. The primary bedroom features a walk-in closet, while the upstairs has been improved with replaced drywall and insulation along with additional electrical outlets for added convenience. Located near the scenic Au Sable River and close to endless outdoor opportunities including fishing, kayaking, trails, and more, this move-in ready home is the perfect place to enjoy all that Northern Michigan has to offer.

19. 2026-05-28
    listed $130,000 Active

    Show marketing remark (945 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath home situated on a spacious corner lot in the heart of Northern Michigan recreation country. Featuring a one-car attached garage and a cozy pellet stove, this home offers comfort and functionality year-round. Recent updates provide peace of mind, including a new roof installed in April 2026 and a new drain field completed in May 2026. Inside, youll find newer kitchen cabinets topped with beautiful butcher block counters, new vinyl plank flooring, and an expanded downstairs bedroom. The primary bedroom features a walk-in closet, while the upstairs has been improved with replaced drywall and insulation along with additional electrical outlets for added convenience. Located near the scenic Au Sable River and close to endless outdoor opportunities including fishing, kayaking, trails, and more, this move-in ready home is the perfect place to enjoy all that Northern Michigan has to offer.

20. 2024-09-13
    soldstatus $85,000
21. 2024-09-09
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Best deal in Oscoda. ! Within a short distance to the Ausable River Camp and Eagle Ridge Golf Club open to the public. Enjoy the tranquility and the up north living. 2 Bedrooms, 2 Full Baths, one Car Attached Garage, corner lot with extra outhouse. TLC needed. Seller is selling "AS IS" and will not make any repairs. Potential is limitless. First floor bedroom and a huge open second bedroom with full bath on 2nd floor. Great weekend getaway! Fireplace in great room and furniture included. Hurry, utilities working!

22. 2024-09-09
    status Pending

    Show marketing remark (529 chars)

    Best deal in Oscoda. ! Within a short distance to the Ausable River Camp and Eagle Ridge Golf Club open to the public. Enjoy the tranquility and the up north living. 2 Bedrooms, 2 Full Baths, one Car Attached Garage, corner lot with extra outhouse. TLC needed. Seller is selling "AS IS" and will not make any repairs. Potential is limitless. First floor bedroom and a huge open second bedroom with full bath on 2nd floor. Great weekend getaway! Fireplace in great room and furniture included. Hurry, utilities working!

23. 2024-09-06
    soldstatus $85,000

    Show marketing remark (529 chars)

    Best deal in Oscoda. ! Within a short distance to the Ausable River Camp and Eagle Ridge Golf Club open to the public. Enjoy the tranquility and the up north living. 2 Bedrooms, 2 Full Baths, one Car Attached Garage, corner lot with extra outhouse. TLC needed. Seller is selling "AS IS" and will not make any repairs. Potential is limitless. First floor bedroom and a huge open second bedroom with full bath on 2nd floor. Great weekend getaway! Fireplace in great room and furniture included. Hurry, utilities working!

24. 2024-09-06
    soldstatus $85,000 Sold 529-char remark

    Show marketing remark (529 chars)

    Best deal in Oscoda. ! Within a short distance to the Ausable River Camp and Eagle Ridge Golf Club open to the public. Enjoy the tranquility and the up north living. 2 Bedrooms, 2 Full Baths, one Car Attached Garage, corner lot with extra outhouse. TLC needed. Seller is selling "AS IS" and will not make any repairs. Potential is limitless. First floor bedroom and a huge open second bedroom with full bath on 2nd floor. Great weekend getaway! Fireplace in great room and furniture included. Hurry, utilities working!

25. 2024-09-06
    soldstatus $85,000 Closed

    Show marketing remark (529 chars)

    Best deal in Oscoda. ! Within a short distance to the Ausable River Camp and Eagle Ridge Golf Club open to the public. Enjoy the tranquility and the up north living. 2 Bedrooms, 2 Full Baths, one Car Attached Garage, corner lot with extra outhouse. TLC needed. Seller is selling "AS IS" and will not make any repairs. Potential is limitless. First floor bedroom and a huge open second bedroom with full bath on 2nd floor. Great weekend getaway! Fireplace in great room and furniture included. Hurry, utilities working!

26. 2024-09-06
    soldstatus $85,000

    Show marketing remark (529 chars)

    Best deal in Oscoda. ! Within a short distance to the Ausable River Camp and Eagle Ridge Golf Club open to the public. Enjoy the tranquility and the up north living. 2 Bedrooms, 2 Full Baths, one Car Attached Garage, corner lot with extra outhouse. TLC needed. Seller is selling "AS IS" and will not make any repairs. Potential is limitless. First floor bedroom and a huge open second bedroom with full bath on 2nd floor. Great weekend getaway! Fireplace in great room and furniture included. Hurry, utilities working!

27. 2024-09-05
    listed $85,000
28. 2024-09-05
    listed $85,000
29. 2024-08-06
    listed $104,900 Active 529-char remark

    Show marketing remark (529 chars)

    Best deal in Oscoda. ! Within a short distance to the Ausable River Camp and Eagle Ridge Golf Club open to the public. Enjoy the tranquility and the up north living. 2 Bedrooms, 2 Full Baths, one Car Attached Garage, corner lot with extra outhouse. TLC needed. Seller is selling "AS IS" and will not make any repairs. Potential is limitless. First floor bedroom and a huge open second bedroom with full bath on 2nd floor. Great weekend getaway! Fireplace in great room and furniture included. Hurry, utilities working!

30. 2024-08-05
    listed $104,900 Active
31. 2024-07-29
    historical
32. 2024-07-29
    historical
33. 2024-06-30
    listed $85,000 Active
34. 2024-06-30
    listed $85,000 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: $539 · $45/mo
• Projected year-2 tax: $1,194 · $99/mo
• Expected delta: +$654/yr (+$55/mo · 121.3%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,025
• − Mortgage interest: −$6,722
• − Property taxes: −$539
• − Insurance: −$600
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,491
• Taxable loss: −$411
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,697/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

• 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

+52.9% since first listed

17 events — show timeline

• 2026-05-28 Listed $130,000 MiRealSource-MiMLS
• 2026-05-28 Listed $130,000 REALCOMP
• 2024-09-13 Sold (Public Records) $85,000 Public Records
• 2024-09-09 Pending — REALCOMP
• 2024-09-09 Pending — MiRealSource-MiMLS
• 2024-09-06 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2024-09-06 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2024-09-06 Sold (MLS) $85,000 REALCOMP
• 2024-09-06 Sold (MLS) $85,000 REALCOMP
• 2024-09-05 Listed $85,000 MiRealSource-MiMLS
• 2024-09-05 Listed $85,000 REALCOMP
• 2024-08-06 Listed $104,900 REALCOMP
• 2024-08-05 Listed $104,900 MiRealSource-MiMLS
• 2024-07-29 Listing Removed — MiRealSource-MiMLS
• 2024-07-29 Listing Removed — REALCOMP
• 2024-06-30 Listed $85,000 MiRealSource-MiMLS
• 2024-06-30 Listed $85,000 REALCOMP

Property tax history

-1.6%/yr

Latest (2025): $539 · -4.4% YoY. Source: county tax records.