4711 Interlake Dr · Oscoda, MI 48750

$115,000

2 bd · 1.5 ba · 1,104 sqft · Manufactured public records · 259 Days on market

Built 1972 0.91 ac lot $104/sqft · 17% below area Est $138k · 17% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• 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

This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

Key facts

• Shared deeded access
• 0.91 acre lot
• Garage

Tags

• SHARED DEEDED ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Richardson Elementary School (math 37% / reading 35%, grade F, #725 of 1,397 statewide, top 52%, 672 students, 68% FRL); Oscoda Area High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 477 students, 64% FRL).
• Market conditions: 134 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 $795 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 259 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $138,211
• List price: $115,000
• Delta: -16.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,761
• Equity at exit: $17,147

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $17,903
• Equity at exit: $9,943

Cash invested: $32,200 (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: 134
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $250

Break-even live

Break-even rent $870

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $315	-5% $283	+0% $250	+5% $217	+10% $185
Rent	-10% $156	-5% $203	+0% $250	+5% $297	+10% $344
Rate	-1.0pp $308	-0.5pp $279	base $250	+0.5pp $220	+1.0pp $190

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $115,000 Active 259 DOM
2. 2026-06-21
   days on market $115,000 Active 258 DOM
3. 2026-06-18
   days on market $115,000 Active 256 DOM
4. 2026-06-17
   days on market $115,000 Active 255 DOM
5. 2026-06-16
   days on market $115,000 Active 254 DOM
6. 2026-06-15
   days on market $115,000 Active 253 DOM
7. 2026-06-13
   days on market $115,000 Active 251 DOM
8. 2026-06-12
   days on market $115,000 Active 250 DOM
9. 2026-06-09
   days on market $115,000 Active 247 DOM
10. 2026-06-08
    days on market $115,000 Active 246 DOM
11. 2026-06-07
    days on market $115,000 Active 245 DOM
12. 2026-06-07
    days on market $115,000 Active 244 DOM
13. 2026-06-04
    days on market $115,000 Active 241 DOM
14. 2026-06-02
    days on market $115,000 Active 240 DOM
15. 2026-06-01
    days on market $115,000 Active 239 DOM
16. 2026-05-31
    days on market $115,000 Active 238 DOM
17. 2026-05-31
    days on market $115,000 Active 237 DOM
18. 2026-01-20
    price $115,000 213-char remark

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

19. 2026-01-19
    price $115,000 213-char remark

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

20. 2026-01-19
    price $115,000

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

21. 2025-10-29
    price $125,900 213-char remark

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

22. 2025-10-29
    price $125,900 213-char remark

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

23. 2025-10-29
    price $125,900

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

24. 2025-10-06
    listed $135,000 Active

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

25. 2025-10-06
    listed $135,000 Active 213-char remark

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

26. 2025-10-05
    listed $135,000 Active 213-char remark

    Show marketing remark (213 chars)

    This mobile home would make a great property for first time home owner; or a great place for a summer home to come and enjoy the beach and serenity Oscoda has to offer! Shared Lake Huron access just down the road.

27. 2019-06-06
    soldstatus $55,000

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$667/yr (+$56/mo · 152.9%)

ⓘ 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 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,238
• − Mortgage interest: −$6,442
• − Property taxes: −$437
• − Insurance: −$575
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,345
• Taxable income: $1,161
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,721/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

+109.1% since first listed

10 events — show timeline

• 2026-01-20 Price Changed $115,000 MiRealSource-MiMLS
• 2026-01-19 Price Changed $115,000 REALCOMP
• 2026-01-19 Price Changed $115,000 WWMLS
• 2025-10-29 Price Changed $125,900 MiRealSource-MiMLS
• 2025-10-29 Price Changed $125,900 REALCOMP
• 2025-10-29 Price Changed $125,900 WWMLS
• 2025-10-06 Listed $135,000 WWMLS
• 2025-10-06 Listed $135,000 REALCOMP
• 2025-10-05 Listed $135,000 MiRealSource-MiMLS
• 2019-06-06 Sold (Public Records) $55,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $437 · +3.8% YoY. Source: county tax records.