830 Ritchie Rd · Butman, MI 48624

$84,900

3 bd · 2.0 ba · 920 sqft · SingleFamily · 112 Days on market

Built 1986 2.31 ac lot $92/sqft · 49% below area Est $166k · 49% 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 +3.3/10.0
• 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

A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

Key facts

• Spacious lot
• Functional layout
• 2.31 acre lot

Tags

• FUNCTIONAL LAYOUT
• FOUNDATIONAL STRUCTURE
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $958 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% 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.
• Gladwin Community Schools (town): math 28% / reading 51% proficiency, ranked #232 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gladwin Elementary School (379 students, 67% FRL); Gladwin Junior High School (math 33% / reading 55%, grade D, #173 of 493 statewide, top 36%, 339 students, 59% FRL); Gladwin High School (math 17% / reading 47%, grade F, #405 of 713 statewide, top 59%, 495 students, 52% FRL).
• Market conditions: 288 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $35k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $85k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.39% ✓
• Cap rate: 19.84%
• Cash-on-cash: 48.38%
• DSCR: 3.15
• GRM: 3.5

CMA / ARV

• ARV (median comp): $165,580
• List price: $84,900
• Delta: -48.73%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.9%
• Equity multiple: 2.99×
• Total profit: $47,349
• Equity at exit: $12,659

10-year hold

• IRR: 51.7%
• Equity multiple: 6.05×
• Total profit: $120,095
• Equity at exit: $7,341

Cash invested: $23,772 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 288
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $958

Break-even live

Break-even rent $814

Max offer price $84,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,006	-5% $982	+0% $958	+5% $934	+10% $910
Rent	-10% $798	-5% $878	+0% $958	+5% $1,038	+10% $1,119
Rate	-1.0pp $1,001	-0.5pp $980	base $958	+0.5pp $936	+1.0pp $914

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-22
   days on market $84,900 Active 112 DOM
2. 2026-06-21
   days on market $84,900 Active 111 DOM
3. 2026-06-21
   days on market $84,900 Active 110 DOM
4. 2026-06-18
   days on market $84,900 Active 108 DOM
5. 2026-06-17
   days on market $84,900 Active 107 DOM
6. 2026-06-16
   days on market $84,900 Active 106 DOM
7. 2026-06-15
   days on market $84,900 Active 105 DOM
8. 2026-06-13
   days on market $84,900 Active 103 DOM
9. 2026-06-12
   days on market $84,900 Active 102 DOM
10. 2026-06-09
    days on market $84,900 Active 99 DOM
11. 2026-06-08
    days on market $84,900 Active 98 DOM
12. 2026-06-07
    days on market $84,900 Active 97 DOM
13. 2026-06-07
    days on market $84,900 Active 96 DOM
14. 2026-06-04
    days on market $84,900 Active 93 DOM
15. 2026-06-02
    days on market $84,900 Active 92 DOM
16. 2026-06-01
    days on market $84,900 Active 91 DOM
17. 2026-05-31
    price $84,900 Active 90 DOM
18. 2026-05-31
    days on market $89,900 Active 90 DOM
19. 2026-05-31
    days on market $89,900 Active 89 DOM
20. 2026-05-15
    price $98,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

21. 2026-05-15
    price $98,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

22. 2026-05-08
    price $99,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

23. 2026-05-08
    price $99,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

24. 2026-05-01
    price $106,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

25. 2026-04-30
    price $106,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

26. 2026-04-24
    price $107,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

27. 2026-04-23
    price $107,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

28. 2026-04-22
    price $108,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

29. 2026-04-22
    price $108,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

30. 2026-04-10
    price $109,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

31. 2026-04-10
    price $109,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

32. 2026-04-02
    price $112,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

33. 2026-04-02
    price $112,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

34. 2026-03-27
    price $113,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

35. 2026-03-26
    price $113,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

36. 2026-03-21
    price $114,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

37. 2026-03-21
    price $114,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

38. 2026-03-13
    price $118,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

39. 2026-03-12
    price $118,900 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

40. 2026-03-02
    listed $119,900 Active 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

41. 2026-03-02
    listed $119,900 Active 814-char remark

    Show marketing remark (814 chars)

    A solid investment opportunity in a desirable Gladwin location known for outdoor recreation and year-round appeal. Whether you're looking to expand your rental portfolio, secure a short-term vacation rental, or complete a value-add flip, this property offers strong potential. The home features a functional layout and good foundational structure, providing a great starting point for updates and improvements. With strategic renovations, this property could generate attractive rental income or resale value. Located near lakes, trails, and recreational amenities, the area supports both long-term tenants and seasonal rental demand. The spacious lot adds additional appeal for tenants or future resale positioning. Ideal for investors seeking an affordable entry point with upside potential. Property sold as-is.

42. 2009-12-30
    soldstatus $36,000
43. 2009-12-30
    soldstatus $36,000
44. 2009-07-17
    listed $38,400
45. 2009-07-17
    listed $38,400
46. 2008-06-30
    historical
47. 2008-02-01
    listed $59,900
48. 2008-02-01
    historical
49. 2004-04-16
    listed $59,900

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $1,945 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $24,320
• − Mortgage interest: −$4,756
• − Property taxes: −$1,945
• − Insurance: −$424
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$2,470
• Taxable income: $10,834
• Est. tax owed @ 24.0%: −$2,600
• After-tax cash flow: $8,901/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: Gladwin Community Schools
• NCES district ID: 2615990
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $38,917
• Composite: 32.93/100
• National rank: #5595
• State rank: #232 of 540 in MI

Livability — Butman

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

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

+65.1% since first listed

30 events — show timeline

• 2026-05-15 Price Changed $98,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $98,900 REALCOMP
• 2026-05-08 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $99,900 REALCOMP
• 2026-05-01 Price Changed $106,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $106,900 REALCOMP
• 2026-04-24 Price Changed $107,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $107,900 REALCOMP
• 2026-04-22 Price Changed $108,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $108,900 REALCOMP
• 2026-04-10 Price Changed $109,900 MiRealSource-MiMLS
• 2026-04-10 Price Changed $109,900 REALCOMP
• 2026-04-02 Price Changed $112,900 MiRealSource-MiMLS
• 2026-04-02 Price Changed $112,900 REALCOMP
• 2026-03-27 Price Changed $113,900 MiRealSource-MiMLS
• 2026-03-26 Price Changed $113,900 REALCOMP
• 2026-03-21 Price Changed $114,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $114,900 REALCOMP
• 2026-03-13 Price Changed $118,900 MiRealSource-MiMLS
• 2026-03-12 Price Changed $118,900 REALCOMP
• 2026-03-02 Listed $119,900 REALCOMP
• 2026-03-02 Listed $119,900 MiRealSource-MiMLS
• 2009-12-30 Sold (MLS) $36,000 SW Michigan MLS
• 2009-12-30 Sold (MLS) $36,000 REALCOMP
• 2009-07-17 Listed $38,400 SW Michigan MLS
• 2009-07-17 Listed $38,400 REALCOMP
• 2008-06-30 Listing Removed — MiRealSource-MiMLS
• 2008-02-01 Listing Removed — MiRealSource-MiMLS
• 2008-02-01 Listed $59,900 MiRealSource-MiMLS
• 2004-04-16 Listed $59,900 MiRealSource-MiMLS

Property tax history

+5.0%/yr

Latest (2025): $1,945 · +6.1% YoY. Source: county tax records.