260 S Dewey St · Pickford, MI 49774

$89,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily · 10 Days on market

Built 1942

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks

Opportunity awaits in the heart of Pickford! This 3-bedroom, 2-bath home is conveniently located in downtown Pickford, just a short distance from the school, park, and local amenities. Whether you're looking for a year-round residence, seasonal getaway, or investment property, this fixer-upper offers plenty of potential to make it your own. With a functional layout and a great location, this home is ready for your vision and updates. Don't miss the chance to create something special in a welcoming small-town community.

Key facts

• Downtown pickford
• Local amenities
• Functional layout

Tags

• DOWNTOWN PICKFORD
• SHORT DISTANCE FROM SCHOOL
• SHORT DISTANCE FROM PARK
• LOCAL AMENITIES
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Garage with opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Block and stone foundation; Built with asphalt roof
• Exterior features: Few trees on the lot; Asphalt roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: Ceiling fan(s); Window coverings; Double-pane windows; Full unfinished basement
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pickford Public Schools (rural): math 29% / reading 42% proficiency, ranked #279 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chippewa County population projected at -10% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1942 — 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: 1.38% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.0

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $4,919
• Equity at exit: $13,270

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $29,333
• Equity at exit: $7,695

Cash invested: $24,920 (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 49774

• Home prices YoY: -3.4%
• Active inventory: 22
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $303

Break-even live

Break-even rent $847

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $353	-5% $328	+0% $303	+5% $278	+10% $252
Rent	-10% $206	-5% $254	+0% $303	+5% $351	+10% $400
Rate	-1.0pp $348	-0.5pp $325	base $303	+0.5pp $280	+1.0pp $256

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $89,000 Active 10 DOM
2. 2026-06-21
   days on market $89,000 Active 9 DOM
3. 2026-06-18
   days on market $89,000 Active 7 DOM
4. 2026-06-17
   days on market $89,000 Active 6 DOM
5. 2026-06-16
   days on market $89,000 Active 5 DOM
6. 2026-06-15
   days on market $89,000 Active 4 DOM
7. 2026-06-13
   days on market $89,000 Active 2 DOM
8. 2026-06-12
   remarks 524-char remark
9. 2026-06-12
   listed $89,000 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,769
• − Mortgage interest: −$4,985
• − Property taxes: −$1,987
• − Insurance: −$445
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,589
• Taxable income: $2,399
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,059/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: Pickford Public Schools
• NCES district ID: 2628020
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $45,740
• Composite: 30.31/100
• National rank: #6274
• State rank: #279 of 540 in MI

Livability — Pickford

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

Census & demographics

• Population (ZIP): 1,994

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Native American 4%
• Common ancestry: Iranian 11% Romanian 6% Lithuanian 4%
• Foreign-born: 3% · Canada

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.57%
• Current HPI: 158.8149
• 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

1 event — show timeline

• 2026-06-11 Listed $89,000 EUPBR

Property tax history

+1.3%/yr

Latest (2021): $1,987 · +0.9% YoY. Source: county tax records.