2672 S Tuscola Rd · Robin Glen-Indiantown, MI 48747

$174,900

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 20 Days on market

1.88 ac lot $135/sqft · 22% below area Est $223k · 22% under ↓ 5% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0
• Appreciation +1.4/10.0

Listing remarks MLS

3 bedroom, 1 bathroom home for sale in the country. Property has an orchard with 2 outbuildings. Situated on 2 acres. Over 100 fruit trees in orchard; apples, pears, peaches, plums, and concord grape vines. 30' x 40' pole barn and a 2 1/2 garage with car port.

Key facts

• Pole barn
• Outbuildings
• Car port

Tags

• OUTBUILDINGS
• 2 ACRES
• FRUIT TREES
• POLE BARN
• CAR PORT

Property features AI

Exterior

• Parking: Detached heated garage; Garage faces side; Approximately 2.5 garage spaces
• Utilities: Public water; Septic tank; Cable available; Electric service present (implied by electric appliances)
• Home design: Single-family residence; One story; Entry at ground level
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: Vinyl siding; Barn(s); Paved road access; Ground-level entry

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher not listed
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Propane heating; No central cooling
• Interior features: Fireplace; Electric water heater; Satellite dish; Lighting
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (31.0% below list).
• Recommended offer: $121k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Reese Public Schools (rural): math 38% / reading 49% proficiency, ranked #164 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 39 units permitted in Bay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bay County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,670 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (median comp): $223,158
• List price: $174,900
• Delta: -21.63%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-42,065
• Equity at exit: $26,078

10-year hold

• IRR: -21.5%
• Equity multiple: -0.11×
• Total profit: $-54,318
• Equity at exit: $15,122

Cash invested: $48,972 (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 48747

• Home prices YoY: -2.0%
• Active inventory: 4
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-215

Break-even live

Break-even rent $1,479

Max offer price $136,854

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 260-char remark

   Show marketing remark (260 chars)

   3 bedroom, 1 bathroom home for sale in the country. Property has an orchard with 2 outbuildings. Situated on 2 acres. Over 100 fruit trees in orchard; apples, pears, peaches, plums, and concord grape vines. 30' x 40' pole barn and a 2 1/2 garage with car port.

2. 2026-05-13
   status Pending 260-char remark

   Show marketing remark (260 chars)

   3 bedroom, 1 bathroom home for sale in the country. Property has an orchard with 2 outbuildings. Situated on 2 acres. Over 100 fruit trees in orchard; apples, pears, peaches, plums, and concord grape vines. 30' x 40' pole barn and a 2 1/2 garage with car port.

3. 2026-04-30
   price $174,900 260-char remark

   Show marketing remark (260 chars)

   3 bedroom, 1 bathroom home for sale in the country. Property has an orchard with 2 outbuildings. Situated on 2 acres. Over 100 fruit trees in orchard; apples, pears, peaches, plums, and concord grape vines. 30' x 40' pole barn and a 2 1/2 garage with car port.

4. 2026-04-30
   price $174,900 260-char remark

   Show marketing remark (260 chars)

   3 bedroom, 1 bathroom home for sale in the country. Property has an orchard with 2 outbuildings. Situated on 2 acres. Over 100 fruit trees in orchard; apples, pears, peaches, plums, and concord grape vines. 30' x 40' pole barn and a 2 1/2 garage with car port.

5. 2026-04-23
   listed $184,900 Active 260-char remark

   Show marketing remark (260 chars)

   3 bedroom, 1 bathroom home for sale in the country. Property has an orchard with 2 outbuildings. Situated on 2 acres. Over 100 fruit trees in orchard; apples, pears, peaches, plums, and concord grape vines. 30' x 40' pole barn and a 2 1/2 garage with car port.

6. 2026-04-23
   listed $184,900 Active 260-char remark

   Show marketing remark (260 chars)

   3 bedroom, 1 bathroom home for sale in the country. Property has an orchard with 2 outbuildings. Situated on 2 acres. Over 100 fruit trees in orchard; apples, pears, peaches, plums, and concord grape vines. 30' x 40' pole barn and a 2 1/2 garage with car port.

ⓘ 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: $2,143 · $179/mo
• Projected year-2 tax: $2,418 · $202/mo
• Expected delta: +$275/yr (+$23/mo · 12.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,480
• − Mortgage interest: −$9,797
• − Property taxes: −$2,143
• − Insurance: −$874
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$5,088
• Taxable loss: −$5,739
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $-1,207/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: Reese Public Schools
• NCES district ID: 2629520
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $47,888
• Composite: 37.16/100
• National rank: #4481
• State rank: #164 of 540 in MI

Livability — Robin Glen-Indiantown

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

Census & demographics

• Population (ZIP): 1,488

Population outlook (Bay County) Hauer SSP2

• Today (2025): 101,476 people
• By 2030: 98,152 · -3.3%
• By 2040: 89,711 · -11.6%
• By 2050: 80,614 · -20.6%
• By 2075: 60,544 · -40.3%
• By 2100: 41,603 · -59.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 13% Iranian 6%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Bay

• 2024 margin: R (+14.7) · D 42.0% · R 56.7% · Other 1.3%
• 2008→2024 swing: -30.0pp toward R · 2008: 15.3pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+11.6 2016: R+12.6 2012: D+6.0 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.30%
• Current HPI: 350.22
• 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

-5.4% since first listed

6 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-04-30 Price Changed $174,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $174,900 REALCOMP
• 2026-04-23 Listed $184,900 REALCOMP
• 2026-04-23 Listed $184,900 MiRealSource-MiMLS

Property tax history

-1.6%/yr

Latest (2025): $2,143 · +13.6% YoY. Source: county tax records.