1441 Birma Trl · Beaverton, MI 48612

$99,900

2 bd · 1.0 ba · 700 sqft · SingleFamily · 11 Days on market

Built 1968 0.31 ac lot Est $107k · 6% under · waterfront ↓ 17% 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).

• Cash flow +15.4/30.0
• ARV discount +10.4/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable waterfront getaway on the Tittabawassee River leading into Wixom Lake! Nestled among the trees and perched above the water, this charming cottage offers a peaceful setting where you can relax on the expansive deck, listen to the birds, enjoy your morning coffee, or unwind with a good book. With the planned return of normal Wixom Lake water levels in fall 2027, future boating access into the main lake is anticipated. In the meantime, enjoy private river out front or access just down the road at the private neighborhood riverfront lot. The vinyl-sided cottage sits on a block foundation and is serviced by a 5" well. Inside, rustic charm and cozy comfort welcome you. The open fl

Key facts

• Eat-in kitchen
• Private river
• Electric fireplace

Tags

• EXPANSIVE DECK
• PRIVATE RIVER
• NEIGHBORHOOD RIVERFRONT LOT
• EAT-IN KITCHEN
• ELECTRIC FIREPLACE

Property features AI

Finance

• Other: Property on approximately 0.31 acre (frontage approx. 86'); Located in a rural township (Hay Twp), subdivision Elms Trail Sub; Roads: gravel, private road

Exterior

• Parking: Parking details not specified
• Utilities: Private well water; Septic system; Electric service
• Home design: One-story residential home; Built in 1968; Facing/entry details not specified
• Construction: Vinyl siding exterior; Crawl foundation; Year built 1968
• Exterior features: Vinyl siding; Deck; Shed (outbuilding); Waterfront property on Wixom Lake with lake frontage and river frontage; All-sports lake access; Deep, large, wooded lot; rolling/hilly terrain; dead-end road; rural setting; subdivision/platted

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Two bedrooms on the main level (each about 10 x 10)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level (approx. 4 x 5)
• Heating & cooling: Electric heat fuel; Ceiling fan(s); Heating system described as 'Other - see remarks'
• Interior features: Cable/internet available; Hardwood floors; Window treatments; Electric living room fireplace (1 total)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $39 ($469/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (12.3% below list).
• Recommended offer: $88k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Beaverton — 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 70/100 on livability (#323 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Beaverton Rural Schools (rural): math 24% / reading 37% proficiency, ranked #364 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beaverton Elementary School (math 27% / reading 34%, grade F, #858 of 1,397 statewide, top 61%, 494 students, 67% FRL); Beaverton Juniorsenior High School (math 22% / reading 37%, grade F, #441 of 713 statewide, top 64%, 435 students, 60% FRL).
• Market conditions: 104 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y ago 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.

Recommended offer $87,588 (12.3% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.88% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $106,785
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Elms Pl	0.11mi	2/1.0	750 (+7%)	21mo	$85,000	$113	66
1571 Maple Point Rd	0.43mi	1/1.0 (-1)	650 (-7%)	13mo	$61,000	$94	52

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-13,706
• Equity at exit: $14,895

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-8,767
• Equity at exit: $8,638

Cash invested: $27,972 (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 48612

• Home prices YoY: -23.3%
• Active inventory: 104
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $39

Break-even live

Break-even rent $826

Max offer price $99,900

Occupancy floor 91%

Sensitivity live

Price	-10% $96	-5% $67	+0% $39	+5% $11	+10% $-17
Rent	-10% $-30	-5% $5	+0% $39	+5% $74	+10% $108
Rate	-1.0pp $89	-0.5pp $65	base $39	+0.5pp $13	+1.0pp $-13

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $99,900 Active 11 DOM
2. 2026-06-21
   days on market $99,900 Active 10 DOM
3. 2026-06-21
   days on market $99,900 Active 9 DOM
4. 2026-06-18
   days on market $99,900 Active 7 DOM
5. 2026-06-17
   days on market $99,900 Active 6 DOM
6. 2026-06-16
   days on market $99,900 Active 5 DOM
7. 2026-06-15
   days on market $99,900 Active 4 DOM
8. 2026-06-13
   days on market $99,900 Active 2 DOM
9. 2026-06-12
   remarks 694-char remark
10. 2026-06-12
    listed $99,900 Active 1 DOM

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: +$245/yr (+$20/mo · 23.4%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 14 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: $10,511
• − Mortgage interest: −$5,596
• − Property taxes: −$1,048
• − Insurance: −$500
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,906
• Taxable loss: −$1,220
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $762/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: Beaverton Rural Schools
• NCES district ID: 2604440
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $39,200
• Composite: 25.54/100
• National rank: #7431
• State rank: #364 of 540 in MI

Livability — Beaverton

• Score: 70/100
• State rank: #323
• US rank: #7931

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,505

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Romanian 5% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.55%
• Current HPI: 215.4508
• 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

-16.7% since first listed

15 events — show timeline

• 2026-06-11 Listed $99,900 MiRealSource-MiMLS
• 2025-10-17 Listing Removed — REALCOMP
• 2025-10-17 Listing Removed — MiRealSource-MiMLS
• 2025-04-16 Listed $110,000 REALCOMP
• 2025-04-16 Listed $110,000 MiRealSource-MiMLS
• 2024-10-26 Listing Removed — MiRealSource-MiMLS
• 2024-10-25 Listing Removed — REALCOMP
• 2024-04-25 Listed $110,000 MiRealSource-MiMLS
• 2024-04-25 Listed $110,000 REALCOMP
• 2024-02-03 Listing Removed — MiRealSource-MiMLS
• 2023-08-02 Listed $120,000 MiRealSource-MiMLS
• 2008-01-15 Listing Removed — MiRealSource-MiMLS
• 2006-06-08 Listing Removed — MiRealSource-MiMLS
• 2006-06-03 Listed $117,500 MiRealSource-MiMLS
• 2005-05-29 Listed $119,900 MiRealSource-MiMLS

Property tax history

-4.0%/yr

Latest (2025): $1,048 · -47.9% YoY. Source: county tax records.