2290 Big Buck Dr · Albert, MI 49756

$69,900

2 bd · 1.5 ba · 531 sqft · SingleFamily · 42 Days on market

1.15 ac lot Est $108k · 35% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential at a bargain price in a desirable location. Possible investment property for seasonal, year round, or air B & B rental income. Located in a private setting on a paved county maintained road yet close to trailheads and lakes. Home features 2 bedrooms, 2 baths, ceramic tile throughout first floor, exposed beams, washer dryer hook up, and updated electrical panel in 2016. Situated on a double lot approximately 1 acre with a small front deck for enjoying the out doors. Bike or walk to Lewiston , short commute to Johannesburg and Gaylord. Construction loan or Cash sale only.

Key facts

• 1.15 acre lot
• Listed 41 days

Property features AI

Finance

• Other: Lot approximately 1.15 acres (dimensions: 200 x 250)

Exterior

• Utilities: Well water; Septic tank; Cable service available; Paved road access
• Home design: Single-family residence; Residential property
• Construction: Property listed as residential lot (Forest Park #2)
• Exterior features: Deck; Shed(s)

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No central heating
• Interior features: Tile flooring; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $70k).
• Recommended offer: $68k (3.0% 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.
• Johannesburg-Lewiston Area Schools (rural): math 33% / reading 42% proficiency, ranked #257 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP.

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.
• Montmorency County population projected at -38% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $70k implies a 84% gain — meaningful room to come down on a strong offer.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $107,793
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2530 Big Antler Rd	0.33mi	2/1.0	528 (-1%)	0mo	$57,900	$110	82
2431 Mary Anne Dr	0.23mi	2/1.0	567 (+7%)	11mo	$115,000	$203	67

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $24
• Equity at exit: $10,422

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $14,671
• 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 49756

• Active inventory: 99
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $178

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 74%

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 24 events

1. 2026-06-18
   days on market $69,900 Active 42 DOM
2. 2026-06-17
   days on market $69,900 Active 41 DOM
3. 2026-06-16
   days on market $69,900 Active 40 DOM
4. 2026-06-15
   days on market $69,900 Active 39 DOM
5. 2026-06-13
   days on market $69,900 Active 37 DOM
6. 2026-06-12
   days on market $69,900 Active 36 DOM
7. 2026-06-09
   days on market $69,900 Active 33 DOM
8. 2026-06-09
   price $69,900 Active 32 DOM
9. 2026-06-08
   days on market $79,900 Active 32 DOM
10. 2026-06-07
    days on market $79,900 Active 31 DOM
11. 2026-06-07
    days on market $79,900 Active 30 DOM
12. 2026-06-04
    days on market $79,900 Active 27 DOM
13. 2026-06-02
    days on market $79,900 Active 26 DOM
14. 2026-06-01
    days on market $79,900 Active 25 DOM
15. 2026-05-31
    days on market $79,900 Active 24 DOM
16. 2026-05-31
    days on market $79,900 Active 23 DOM
17. 2026-05-20
    price $79,900
18. 2026-05-04
    listed $84,900 Active
19. 2022-10-14
    soldstatus $38,000 Closed 597-char remark

    Show marketing remark (597 chars)

    Great potential at a bargain price in a desirable location. Possible investment property for seasonal, year round, or air B & B rental income. Located in a private setting on a paved county maintained road yet close to trailheads and lakes. Home features 2 bedrooms, 2 baths, ceramic tile throughout first floor, exposed beams, washer dryer hook up, and updated electrical panel in 2016. Situated on a double lot approximately 1 acre with a small front deck for enjoying the out doors. Bike or walk to Lewiston , short commute to Johannesburg and Gaylord. Construction loan or Cash sale only.

20. 2022-10-12
    soldstatus $38,000
21. 2022-10-07
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Great potential at a bargain price in a desirable location. Possible investment property for seasonal, year round, or air B & B rental income. Located in a private setting on a paved county maintained road yet close to trailheads and lakes. Home features 2 bedrooms, 2 baths, ceramic tile throughout first floor, exposed beams, washer dryer hook up, and updated electrical panel in 2016. Situated on a double lot approximately 1 acre with a small front deck for enjoying the out doors. Bike or walk to Lewiston , short commute to Johannesburg and Gaylord. Construction loan or Cash sale only.

22. 2022-10-05
    listed Active Under Contract 597-char remark

    Show marketing remark (597 chars)

    Great potential at a bargain price in a desirable location. Possible investment property for seasonal, year round, or air B & B rental income. Located in a private setting on a paved county maintained road yet close to trailheads and lakes. Home features 2 bedrooms, 2 baths, ceramic tile throughout first floor, exposed beams, washer dryer hook up, and updated electrical panel in 2016. Situated on a double lot approximately 1 acre with a small front deck for enjoying the out doors. Bike or walk to Lewiston , short commute to Johannesburg and Gaylord. Construction loan or Cash sale only.

23. 2022-09-09
    listed $45,000 597-char remark

    Show marketing remark (597 chars)

    Great potential at a bargain price in a desirable location. Possible investment property for seasonal, year round, or air B & B rental income. Located in a private setting on a paved county maintained road yet close to trailheads and lakes. Home features 2 bedrooms, 2 baths, ceramic tile throughout first floor, exposed beams, washer dryer hook up, and updated electrical panel in 2016. Situated on a double lot approximately 1 acre with a small front deck for enjoying the out doors. Bike or walk to Lewiston , short commute to Johannesburg and Gaylord. Construction loan or Cash sale only.

24. 2014-09-11
    listed $28,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,042
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,033
• Taxable income: $1,088
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $1,875/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: Johannesburg-Lewiston Area Schools
• NCES district ID: 2619890
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $39,218
• Composite: 31.36/100
• National rank: #5995
• State rank: #257 of 540 in MI

Livability — Albert

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

Census & demographics

• Census place: Lewiston, MI
• Population (ZIP): 3,965

Population outlook (Montmorency County) Hauer SSP2

• Today (2025): 8,233 people
• By 2030: 7,575 · -8.0%
• By 2040: 6,202 · -24.7%
• By 2050: 5,081 · -38.3%
• By 2075: 3,119 · -62.1%
• By 2100: 1,923 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Romanian 14% Lithuanian 8% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Montmorency

• 2024 margin: Solid R (+45.3) · D 26.6% · R 72.0% · Other 1.4%
• 2008→2024 swing: -37.2pp toward R · 2008: -8.2pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+43.4 2016: R+44.2 2012: R+17.4 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.19%
• Current HPI: 134.8693
• 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

+180.4% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $79,900 WWMLS
• 2026-05-04 Listed $84,900 WWMLS
• 2022-10-14 Sold (MLS) $38,000 WWMLS
• 2022-10-12 Sold (Public Records) $38,000 Public Records
• 2022-10-07 Pending — WWMLS
• 2022-10-05 Listed — WWMLS
• 2022-09-09 Listed $45,000 WWMLS
• 2014-09-11 Listed $28,500 WWMLS

Property tax history

-0.7%/yr

Latest (2023): $85 · -23.2% YoY. Source: county tax records.