102 Ridgeview Dr · Denton, MI 48651

$69,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 66 Days on market

Built 1978 0.50 ac lot Est $85k · 18% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Positioned at 102 Ridgeview Dr in Denton Township, MI, this 1978 single-family home offers a solid foundation for creating your ideal living space. Featuring 2 comfortable bedrooms, each provides a peaceful retreat designed for relaxation and everyday living. The home has seen key updates, including a new roof installed in 2017 and a furnace approximately 5 years old, offering added value and peace of mind. With its established structure and inviting layout, this property presents a great opportunity to personalize and make it your own while enjoying the charm and tranquility of Denton Township.

Key facts

• Furnace
• New roof
• 0.5 acre lot

Tags

• NEW ROOF
• FURNACE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story; Aluminum siding
• Construction: Pillar/post/pier foundation
• Exterior features: Paved road access; Irregular lot shape; Approximately 0.5-acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Ground-level entry; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% 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.
• Houghton Lake Community Schools (rural): math 18% / reading 36% proficiency, ranked #410 of 540 in MI (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 73 units permitted in Roscommon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Roscommon County population projected at -21% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $70k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 21.71%
• Cash-on-cash: 55.05%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $85,008
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3279 S Reserve Rd	0.12mi	2/1.5	868 (-6%)	9mo	$80,000	$92	75
212 Windsor Dr	0.11mi	2/1.0	996 (+8%)	23mo	$112,000	$112	63
3253 S Reserve Rd	0.15mi	2/2.0	980 (+6%)	23mo	$75,000	$77	60

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: 53.3%
• Equity multiple: 3.34×
• Total profit: $45,885
• Equity at exit: $10,422

10-year hold

• IRR: 58.5%
• Equity multiple: 6.81×
• Total profit: $113,705
• Equity at exit: $6,044

Cash invested: $19,572 (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 48651

• Home prices YoY: -25.6%
• Active inventory: 86
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $898

Break-even live

Break-even rent $616

Max offer price $69,900

Occupancy floor 44%

Sensitivity live

Price	-10% $937	-5% $918	+0% $898	+5% $878	+10% $858
Rent	-10% $759	-5% $829	+0% $898	+5% $967	+10% $1,036
Rate	-1.0pp $933	-0.5pp $916	base $898	+0.5pp $880	+1.0pp $861

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $69,900 Active 66 DOM
2. 2026-06-18
   days on market $69,900 Active 64 DOM
3. 2026-06-17
   days on market $69,900 Active 63 DOM
4. 2026-06-16
   days on market $69,900 Active 62 DOM
5. 2026-06-15
   days on market $69,900 Active 61 DOM
6. 2026-06-13
   days on market $69,900 Active 59 DOM
7. 2026-06-12
   days on market $69,900 Active 58 DOM
8. 2026-06-09
   days on market $69,900 Active 55 DOM
9. 2026-06-08
   days on market $69,900 Active 54 DOM
10. 2026-06-07
    days on market $69,900 Active 53 DOM
11. 2026-06-07
    days on market $69,900 Active 52 DOM
12. 2026-06-04
    days on market $69,900 Active 49 DOM
13. 2026-06-02
    days on market $69,900 Active 48 DOM
14. 2026-06-01
    days on market $69,900 Active 47 DOM
15. 2026-05-31
    days on market $69,900 Active 46 DOM
16. 2026-05-31
    days on market $69,900 Active 45 DOM
17. 2026-04-13
    listed $69,900 Active

    Show marketing remark (602 chars)

    Positioned at 102 Ridgeview Dr in Denton Township, MI, this 1978 single-family home offers a solid foundation for creating your ideal living space. Featuring 2 comfortable bedrooms, each provides a peaceful retreat designed for relaxation and everyday living. The home has seen key updates, including a new roof installed in 2017 and a furnace approximately 5 years old, offering added value and peace of mind. With its established structure and inviting layout, this property presents a great opportunity to personalize and make it your own while enjoying the charm and tranquility of Denton Township.

18. 2026-04-13
    listed $69,900 Active 602-char remark

    Show marketing remark (602 chars)

    Positioned at 102 Ridgeview Dr in Denton Township, MI, this 1978 single-family home offers a solid foundation for creating your ideal living space. Featuring 2 comfortable bedrooms, each provides a peaceful retreat designed for relaxation and everyday living. The home has seen key updates, including a new roof installed in 2017 and a furnace approximately 5 years old, offering added value and peace of mind. With its established structure and inviting layout, this property presents a great opportunity to personalize and make it your own while enjoying the charm and tranquility of Denton Township.

19. 2015-01-28
    soldstatus $45,000

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $1,089 · $91/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 14 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: $21,027
• − Mortgage interest: −$3,915
• − Property taxes: −$1,089
• − Insurance: −$350
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$2,033
• Taxable income: $10,275
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $8,308/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: Houghton Lake Community Schools
• NCES district ID: 2618600
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $34,744
• Composite: 22.19/100
• National rank: #8158
• State rank: #410 of 540 in MI

Livability — Denton

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

Census & demographics

• Census place: Houghton Lake, MI
• Population (ZIP): 4,331

Population outlook (Roscommon County) Hauer SSP2

• Today (2025): 22,249 people
• By 2030: 21,206 · -4.7%
• By 2040: 19,070 · -14.3%
• By 2050: 17,564 · -21.1%
• By 2075: 15,420 · -30.7%
• By 2100: 13,168 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Slovak 4% Iranian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Roscommon

• 2024 margin: Solid R (+32.9) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: 2.5pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+30.0 2016: R+29.6 2012: R+3.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.27%
• Current HPI: 252.9662
• 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

+55.3% since first listed

3 events — show timeline

• 2026-04-13 Listed $69,900 MiRealSource-MiMLS
• 2026-04-13 Listed $69,900 REALCOMP
• 2015-01-28 Sold (Public Records) $45,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,089 · +3.1% YoY. Source: county tax records.