5720 W Sargent Rd · Edwards, MI 48624

$103,000

2 bd · 1.0 ba · 856 sqft · SingleFamily · 29 Days on market

Built 1978 0.84 ac lot Est $149k · 31% 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 +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 near beautiful Elk Lake, this 2-bedroom home offers the perfect opportunity for year-round living, weekend getaways, or Up North recreation. Situated on approximately . 84 acre, the property provides room to enjoy the outdoors with a peaceful setting near the lake. Home features an open floor plan, full unfinished basement offering abundant storage or future finishing possibilities. Ramp access to front door available. Enjoy nearby boating, fishing, kayaking, swimming, and the natural beauty Elk Lake is known for. Whether you are looking for a full-time residence, seasonal retreat, or investment opportunity, this property offers potential and location. Convenient access to Gladwin area amenities while still enjoying a relaxing northern Michigan atmosphere.

Key facts

• Open floor plan
• Ramp access
• 0.84 acre lot

Tags

• OPEN FLOOR PLAN
• FULL UNFINISHED BASEMENT
• RAMP ACCESS
• GLADWIN AREA AMENITIES
• NORTHERN MICHIGAN ATMOSPHERE

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Septic tank; Electricity connected; Asphalt road surface
• Home design: One-level home; Built in 1978; County road frontage
• Construction: Wood siding; Metal roof; Block foundation
• Exterior features: Back yard and front yard; Rectangular lot; Awning(s); Front porch; Double pane windows

Interior

• Kitchen: Refrigerator; Pantry
• Bedrooms: 2 bedrooms (Primary bedroom and second bedroom)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Open floorplan; Pantry
• Laundry & utility: Electric dryer hookup on main level; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $101k (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: 287 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 $712 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,455 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.24%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $148,944
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6478 Tamrack St	0.42mi	2/1.0	950 (+11%)	8mo	$125,000	$132	55
6439 Oak St	0.53mi	2/1.0	849 (-1%)	23mo	$152,500	$180	55
6414 Oak St	0.54mi	2/1.0	800 (-6%)	15mo	$139,000	$174	51
6494 Birch St	0.40mi	2/1.0	750 (-12%)	12mo	$59,000	$79	51

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $31,146
• Equity at exit: $15,358

10-year hold

• IRR: 33.7%
• Equity multiple: 4.08×
• Total profit: $88,772
• Equity at exit: $8,906

Cash invested: $28,840 (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: 287
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $751

Break-even live

Break-even rent $884

Max offer price $103,000

Occupancy floor 54%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $103,000 Active 29 DOM
2. 2026-06-17
   days on market $103,000 Active 28 DOM
3. 2026-06-16
   days on market $103,000 Active 27 DOM
4. 2026-06-15
   days on market $103,000 Active 26 DOM
5. 2026-06-13
   days on market $103,000 Active 24 DOM
6. 2026-06-12
   pricedays on market $103,000 Active 23 DOM
7. 2026-06-09
   days on market $110,000 Active 20 DOM
8. 2026-06-08
   days on market $110,000 Active 19 DOM
9. 2026-06-07
   days on market $110,000 Active 18 DOM
10. 2026-06-07
    days on market $110,000 Active 17 DOM
11. 2026-06-04
    days on market $110,000 Active 14 DOM
12. 2026-06-02
    days on market $110,000 Active 13 DOM
13. 2026-06-01
    days on market $110,000 Active 12 DOM
14. 2026-05-31
    days on market $110,000 Active 11 DOM
15. 2026-05-31
    days on market $110,000 Active 10 DOM
16. 2026-05-20
    listed $110,000 Active

    Show marketing remark (774 chars)

    Nestled near beautiful Elk Lake, this 2-bedroom home offers the perfect opportunity for year-round living, weekend getaways, or Up North recreation. Situated on approximately . 84 acre, the property provides room to enjoy the outdoors with a peaceful setting near the lake. Home features an open floor plan, full unfinished basement offering abundant storage or future finishing possibilities. Ramp access to front door available. Enjoy nearby boating, fishing, kayaking, swimming, and the natural beauty Elk Lake is known for. Whether you are looking for a full-time residence, seasonal retreat, or investment opportunity, this property offers potential and location. Convenient access to Gladwin area amenities while still enjoying a relaxing northern Michigan atmosphere.

17. 2026-05-20
    listed $110,000 Active 774-char remark

    Show marketing remark (774 chars)

    Nestled near beautiful Elk Lake, this 2-bedroom home offers the perfect opportunity for year-round living, weekend getaways, or Up North recreation. Situated on approximately . 84 acre, the property provides room to enjoy the outdoors with a peaceful setting near the lake. Home features an open floor plan, full unfinished basement offering abundant storage or future finishing possibilities. Ramp access to front door available. Enjoy nearby boating, fishing, kayaking, swimming, and the natural beauty Elk Lake is known for. Whether you are looking for a full-time residence, seasonal retreat, or investment opportunity, this property offers potential and location. Convenient access to Gladwin area amenities while still enjoying a relaxing northern Michigan atmosphere.

18. 2021-04-02
    soldstatus $69,500
19. 2021-02-15
    listed $69,900

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$101/yr (+$8/mo · 7.3%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,013
• − Mortgage interest: −$5,770
• − Property taxes: −$1,384
• − Insurance: −$515
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$2,996
• Taxable income: $7,826
• Est. tax owed @ 24.0%: −$1,878
• After-tax cash flow: $7,131/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 — Edwards

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

Census & demographics

• Population (ZIP): 16,269

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 (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 · 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: ▼ -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

+57.4% since first listed

4 events — show timeline

• 2026-05-20 Listed $110,000 REALCOMP
• 2026-05-20 Listed $110,000 Greater Lansing AoR
• 2021-04-02 Sold (Public Records) $69,500 Public Records
• 2021-02-15 Listed $69,900 MiRealSource-MiMLS

Property tax history

+4.1%/yr

Latest (2024): $1,384 · +5.5% YoY. Source: county tax records.