130 Burrill Dr · Denton, MI 48651

$92,500

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 66 Days on market

Built 1955 6,098 sqft lot Est $108k · 14% 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 +13.9/15.0
• 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

Are you looking for your first rental… or your twentieth? Either way, this could be your next solid addition. Welcome to 130 Burrill Dr in Prudenville — a cash-flowing opportunity currently bringing in $1,100/month. Whether you’re building your portfolio or looking for a low-maintenance investment, this property offers immediate income potential. Located just minutes from Houghton Lake, this home benefits from strong rental demand driven by year-round recreation, tourism, and local convenience. If you’re looking for a straightforward investment with income already in place, this one is worth a look.

Key facts

• 6,098 sq ft lot
• Built 1955
• Listed 66 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot in Houghton Beach Subdivision; Corner/near Burrill / Fairmont Dr

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $87k (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: 84 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 $640 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,950 (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 1955 — 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: 1.67% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $107,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Burrill Dr	0.07mi	2/1.0	780 (+11%)	4mo	$35,000	$45	75
107 Sheridan Dr	0.23mi	2/1.0	672 (-4%)	10mo	$75,000	$112	74
155 Kimberly Dr	0.12mi	2/1.0	775 (+11%)	5mo	$105,000	$135	73
147 Devonshire Dr	0.11mi	2/1.0	780 (+11%)	5mo	$150,000	$192	71
213 Devonshire Dr	0.28mi	2/1.0	748 (+7%)	10mo	$159,000	$213	68
133 Maple Bluffs Ave	0.47mi	2/1.0	728 (+4%)	5mo	$112,000	$154	67
148 Cottage Dr	0.09mi	1/1.0 (-1)	768 (+10%)	13mo	$140,000	$182	64
203 Tudor Dr	0.25mi	2/1.0	752 (+7%)	17mo	$38,000	$51	62
216 Cottage Dr	0.18mi	2/1.0	600 (-14%)	13mo	$101,000	$168	57
106 Toepher Dr	0.26mi	2/1.0	620 (-11%)	16mo	$70,000	$113	55
2757 Owens Dr Unit 84	0.40mi	1/1.0 (-1)	615 (-12%)	17mo	$82,900	$135	42
209 Deer Track Dr	0.56mi	2/1.0	600 (-14%)	15mo	$109,000	$182	38

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $19,688
• Equity at exit: $13,792

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $61,925
• Equity at exit: $7,998

Cash invested: $25,900 (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: 84
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $544

Break-even live

Break-even rent $857

Max offer price $92,500

Occupancy floor 60%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $92,500 Active 66 DOM
2. 2026-06-17
   days on market $92,500 Active 65 DOM
3. 2026-06-16
   days on market $92,500 Active 64 DOM
4. 2026-06-15
   days on market $92,500 Active 63 DOM
5. 2026-06-13
   days on market $92,500 Active 61 DOM
6. 2026-06-12
   days on market $92,500 Active 60 DOM
7. 2026-06-09
   days on market $92,500 Active 57 DOM
8. 2026-06-08
   days on market $92,500 Active 56 DOM
9. 2026-06-07
   pricedays on market $92,500 Active 55 DOM
10. 2026-06-07
    days on market $99,900 Active 54 DOM
11. 2026-06-04
    days on market $99,900 Active 51 DOM
12. 2026-06-02
    days on market $99,900 Active 50 DOM
13. 2026-06-01
    days on market $99,900 Active 49 DOM
14. 2026-05-31
    days on market $99,900 Active 48 DOM
15. 2026-05-31
    days on market $99,900 Active 47 DOM
16. 2026-04-13
    listed $99,900 Active

    Show marketing remark (631 chars)

    Are you looking for your first rental… or your twentieth? Either way, this could be your next solid addition. Welcome to 130 Burrill Dr in Prudenville — a cash-flowing opportunity currently bringing in $1,100/month. Whether you’re building your portfolio or looking for a low-maintenance investment, this property offers immediate income potential. Located just minutes from Houghton Lake, this home benefits from strong rental demand driven by year-round recreation, tourism, and local convenience. If you’re looking for a straightforward investment with income already in place, this one is worth a look.

17. 2026-04-13
    listed $99,900 Active 631-char remark

    Show marketing remark (631 chars)

    Are you looking for your first rental… or your twentieth? Either way, this could be your next solid addition. Welcome to 130 Burrill Dr in Prudenville — a cash-flowing opportunity currently bringing in $1,100/month. Whether you’re building your portfolio or looking for a low-maintenance investment, this property offers immediate income potential. Located just minutes from Houghton Lake, this home benefits from strong rental demand driven by year-round recreation, tourism, and local convenience. If you’re looking for a straightforward investment with income already in place, this one is worth a look.

18. 2023-02-28
    soldstatus $62,500
19. 2004-11-10
    soldstatus $35,000

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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 2/10 Low
• 🌡 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: $18,545
• − Mortgage interest: −$5,181
• − Property taxes: −$1,843
• − Insurance: −$462
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$2,691
• Taxable income: $5,401
• Est. tax owed @ 24.0%: −$1,296
• After-tax cash flow: $5,229/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

+185.4% since first listed

4 events — show timeline

• 2026-04-13 Listed $99,900 REALCOMP
• 2026-04-13 Listed $99,900 MiRealSource-MiMLS
• 2023-02-28 Sold (Public Records) $62,500 Public Records
• 2004-11-10 Sold (Public Records) $35,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,843 · +21.6% YoY. Source: county tax records.