8111 Colorado St Unit D · Oscoda, MI 48750

$105,000

3 bd · 1.5 ba · 1,255 sqft · SingleFamily public records · 119 Days on market

Built 1960 $84/sqft · at area comps Est $105k · at est. $77/mo HOA · 6% of rent

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.7/15.0
• 1% rule +6.6/10.0
• 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

Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, Move in ready. Beautiful Hardwood flooring thru out the unit. this unit has a basement and a beautiful built bar down there that will stay with the sale. 1 car garage 16 x 14 Deck off the back of unit Association dues are $77 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

Key facts

• Deck off the back
• Basement
• Extra large lot

Tags

• EXTRA LARGE LOT
• BEAUTIFUL HARDWOOD FLOORING
• BASEMENT
• BUILT BAR
• DECK OFF THE BACK
• MAINTENANCE FREE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.8% 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: 128 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 $726 of loan paydown is wiped out by about $3k 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 119 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (median comp): $105,434
• List price: $105,000
• Delta: -0.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005B N Alaska St	0.10mi	3/1.5	1,328 (+6%)	2mo	$105,000	$79	84
8005B N Alaska St #15	0.10mi	3/1.5	1,328 (+6%)	2mo	$105,000	$79	84
8013 S Alaska St Unit A	0.08mi	3/1.5	1,255 (0%)	20mo	$96,000	$76	79
8013 S Alaska St	0.08mi	3/1.5	1,255 (0%)	20mo	$96,000	$76	79
9306 Maryland St	0.44mi	3/1.5	1,274 (+2%)	1mo	$102,000	$80	77
9306 Maryland St Unit A	0.44mi	3/1.5	1,274 (+2%)	1mo	$102,000	$80	76
9502 B Montana St Lot : 542	0.55mi	3/1.5	1,262 (+1%)	0mo	$125,000	$99	73
9502 B Montana St	0.55mi	3/1.5	1,262 (+1%)	0mo	$125,000	$99	73
5523 Heather St Lot : 21&22	0.74mi	3/2.0	1,278 (+2%)	18mo	$215,000	$168	45
10409 South Carolina St	0.75mi	3/1.5	1,170 (-7%)	21mo	$130,000	$111	36
4557 F-41	0.73mi	3/2.0	1,404 (+12%)	14mo	$230,000	$164	33

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,356
• Equity at exit: $15,656

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $19,018
• Equity at exit: $9,078

Cash invested: $29,400 (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: 128
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$44
• HOA: −$77
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $246

Break-even live

Break-even rent $908

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: trashlandscaping

Listing history 15 events

1. 2026-06-04
   days on market $105,000 Active 119 DOM
2. 2026-06-02
   days on market $105,000 Active 118 DOM
3. 2026-06-01
   days on market $105,000 Active 117 DOM
4. 2026-05-31
   days on market $105,000 Active 116 DOM
5. 2026-05-31
   days on market $105,000 Active 115 DOM
6. 2026-04-20
   price $105,000 577-char remark

   Show marketing remark (577 chars)

   Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, Move in ready. Beautiful Hardwood flooring thru out the unit. this unit has a basement and a beautiful built bar down there that will stay with the sale. 1 car garage 16 x 14 Deck off the back of unit Association dues are $77 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

7. 2026-03-06
   price $110,000 577-char remark

   Show marketing remark (577 chars)

   Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, Move in ready. Beautiful Hardwood flooring thru out the unit. this unit has a basement and a beautiful built bar down there that will stay with the sale. 1 car garage 16 x 14 Deck off the back of unit Association dues are $77 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

8. 2026-02-04
   listed $115,000 Active 577-char remark

   Show marketing remark (577 chars)

   Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, Move in ready. Beautiful Hardwood flooring thru out the unit. this unit has a basement and a beautiful built bar down there that will stay with the sale. 1 car garage 16 x 14 Deck off the back of unit Association dues are $77 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

9. 2022-03-22
   soldstatus $95,000
10. 2022-03-21
    soldstatus $95,000 595-char remark

    Show marketing remark (595 chars)

    Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, very clean ready to move into. Beautiful Hardwood flooring thru out the unit. Unit comes furnished and with all appliances, 1 car garage(which is spotless) 16 x 14 Deck off the back of unit along with a storage shed. Association dues are $60.00 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

11. 2022-03-21
    soldstatus $95,000

    Show marketing remark (595 chars)

    Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, very clean ready to move into. Beautiful Hardwood flooring thru out the unit. Unit comes furnished and with all appliances, 1 car garage(which is spotless) 16 x 14 Deck off the back of unit along with a storage shed. Association dues are $60.00 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

12. 2022-01-03
    listed $92,000 595-char remark

    Show marketing remark (595 chars)

    Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, very clean ready to move into. Beautiful Hardwood flooring thru out the unit. Unit comes furnished and with all appliances, 1 car garage(which is spotless) 16 x 14 Deck off the back of unit along with a storage shed. Association dues are $60.00 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

13. 2022-01-03
    listed $92,000

    Show marketing remark (595 chars)

    Villages of Oscoda ~ Great location right on the corner which gives you a extra large lot and privacy. 3 bedrooms 1.5 bathrooms, Well maintained unit, very clean ready to move into. Beautiful Hardwood flooring thru out the unit. Unit comes furnished and with all appliances, 1 car garage(which is spotless) 16 x 14 Deck off the back of unit along with a storage shed. Association dues are $60.00 monthly which include lawn care, garbage pick, upkeep of trails and parkways and clubhouse. This is really a Maintence free living with no grass to cut, you just take care of the inside of your unit.

14. 2021-10-20
    soldstatus $80,000
15. 2010-11-01
    soldstatus $32,000

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: +$534/yr (+$44/mo · 97.3%)

ⓘ 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 4/10 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: $14,624
• − Mortgage interest: −$5,882
• − Property taxes: −$549
• − Insurance: −$525
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − HOA: −$924
• − Depreciation: −$3,055
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,624/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

+228.1% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $105,000 WWMLS
• 2026-03-06 Price Changed $110,000 WWMLS
• 2026-02-04 Listed $115,000 WWMLS
• 2022-03-22 Sold (Public Records) $95,000 Public Records
• 2022-03-21 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2022-03-21 Sold (MLS) $95,000 REALCOMP
• 2022-01-03 Listed $92,000 MiRealSource-MiMLS
• 2022-01-03 Listed $92,000 REALCOMP
• 2021-10-20 Sold (Public Records) $80,000 Public Records
• 2010-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $549 · +3.8% YoY. Source: county tax records.