N11700 M95 Hwy · Sagola, MI 49815

$109,900

4 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 135 Days on market

Built 1927 10,454 sqft lot

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2.5-bath home located in the heart of Channing, Michigan, offering comfort, flexibility, and investment potential. This property features hardwood floors, an updated roof, furnace, and water heater, providing peace of mind for years to come. An in-law suite adds versatility—ideal for multi-generational living, guest accommodations, or rental income. With a functional layout and prime location, this home presents an excellent opportunity for homeowners and investors alike. Don’t miss your chance to own a property with both charm and potential in a desirable central location.

Key facts

• In-law suite
• Updated roof
• Functional layout

Tags

• HARDWOOD FLOORS
• UPDATED ROOF
• IN-LAW SUITE
• FUNCTIONAL LAYOUT
• PRIME LOCATION

Property features AI

Exterior

• Parking: Detached garage; Garage with 1 parking space; Additional parking for 3 or more vehicles
• Utilities: 100 amp electric service; Electricity connected; Propane available; Public sanitary sewer; Private point water; Propane hot water
• Home design: Residential property; 1 to 4 unit property; Two-story structure; Built in 1927; Rural setting with rural view; Road frontage
• Construction: Aluminum exterior; Basement foundation (poured) — unfinished with sump pump; Below-grade area present
• Exterior features: Deck; Garage(s) outbuilding

Interior

• Kitchen: Kitchen on the first floor — approx. 11 x 15; Laminate kitchen flooring; Range/oven; Microwave; Refrigerator
• Bedrooms: First-floor bedroom; Second-floor bedrooms (two) with wood floors — approx. 11 x 12 and 11 x 10; Second-floor bedroom with wood floor — approx. 12' wide; First-floor bedroom with laminate floor — approx. 8 x 11; Total of 13 rooms
• Flooring: Wood flooring in many living areas and bedrooms; Laminate flooring in kitchen and laundry
• Bathrooms: Two full bathrooms; Total of three baths/lavatories; Main-floor full bathroom; Bathroom with wood flooring (second floor) approx. 11 x 7; First-floor bathroom approx. 7 x 4
• Heating & cooling: Forced air heating; LP/Propane gas heat; Ceiling fans for cooling; Propane hot water
• Interior features: Bay window; Sump pump; Window treatments; Breezeway; In-law / au pair / suite
• Laundry & utility: First-floor laundry room — approx. 7 x 4 with laminate flooring; Washer; Dryer; Negotiable appliances

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% 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.
• North Dickinson County Schools (rural): math 45% / reading 50% proficiency, ranked #221 of 760 in MI (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 42 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Dickinson County population projected at -14% 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1927 — 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: 1.17% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 2.08×
• Total profit: $33,180
• Equity at exit: $49,416

10-year hold

• IRR: 20.2%
• Equity multiple: 3.93×
• Total profit: $90,139
• Equity at exit: $76,156

Cash invested: $30,772 (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 49815

• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $313

Break-even live

Break-even rent $884

Max offer price $109,900

Occupancy floor 71%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $109,900 Active 135 DOM
2. 2026-06-17
   days on market $109,900 Active 134 DOM
3. 2026-06-16
   days on market $109,900 Active 133 DOM
4. 2026-06-15
   days on market $109,900 Active 132 DOM
5. 2026-06-13
   days on market $109,900 Active 130 DOM
6. 2026-06-12
   days on market $109,900 Active 129 DOM
7. 2026-06-09
   days on market $109,900 Active 126 DOM
8. 2026-06-08
   statusdays on market $109,900 Active 125 DOM
9. 2026-06-07
   days on market $109,900 Back on Market 124 DOM
10. 2026-06-07
    days on market $109,900 Back on Market 123 DOM
11. 2026-06-04
    days on market $109,900 Back on Market 120 DOM
12. 2026-06-02
    days on market $109,900 Back on Market 119 DOM
13. 2026-06-01
    status $109,900 Back on Market 118 DOM
14. 2026-06-01
    days on market $109,900 Keep Showing-Contgcy Appl 118 DOM
15. 2026-05-31
    days on market $109,900 Keep Showing-Contgcy Appl 117 DOM
16. 2026-05-31
    days on market $109,900 Keep Showing-Contgcy Appl 116 DOM
17. 2026-04-22
    historical Keep Showing-Contgcy Appl 628-char remark

    Show marketing remark (628 chars)

    Welcome to this spacious 4-bedroom, 2.5-bath home located in the heart of Channing, Michigan, offering comfort, flexibility, and investment potential. This property features hardwood floors, an updated roof, furnace, and water heater, providing peace of mind for years to come. An in-law suite adds versatility—ideal for multi-generational living, guest accommodations, or rental income. With a functional layout and prime location, this home presents an excellent opportunity for homeowners and investors alike. Don’t miss your chance to own a property with both charm and potential in a desirable central location.

18. 2026-02-02
    listed $109,900 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to this spacious 4-bedroom, 2.5-bath home located in the heart of Channing, Michigan, offering comfort, flexibility, and investment potential. This property features hardwood floors, an updated roof, furnace, and water heater, providing peace of mind for years to come. An in-law suite adds versatility—ideal for multi-generational living, guest accommodations, or rental income. With a functional layout and prime location, this home presents an excellent opportunity for homeowners and investors alike. Don’t miss your chance to own a property with both charm and potential in a desirable central location.

19. 2026-02-02
    listed $109,900 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to this spacious 4-bedroom, 2.5-bath home located in the heart of Channing, Michigan, offering comfort, flexibility, and investment potential. This property features hardwood floors, an updated roof, furnace, and water heater, providing peace of mind for years to come. An in-law suite adds versatility—ideal for multi-generational living, guest accommodations, or rental income. With a functional layout and prime location, this home presents an excellent opportunity for homeowners and investors alike. Don’t miss your chance to own a property with both charm and potential in a desirable central location.

20. 2024-09-01
    historical
21. 2024-05-30
    listed $94,500 Active

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$388/yr (+$32/mo · 42.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,370
• − Mortgage interest: −$6,156
• − Property taxes: −$916
• − Insurance: −$550
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,197
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,259/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: North Dickinson County Schools
• NCES district ID: 2630480
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $45,396
• Composite: 42.38/100
• National rank: #6928
• State rank: #221 of 760 in MI

Livability — Sagola

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

Census & demographics

• Population (ZIP): 220

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 25,175 people
• By 2030: 24,647 · -2.1%
• By 2040: 23,176 · -7.9%
• By 2050: 21,605 · -14.2%
• By 2075: 18,429 · -26.8%
• By 2100: 14,394 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Romanian 9% Iranian 5% French 4%
• Foreign-born: 4%
• Languages at home: 93% English-only · Russian/Polish/Slavic 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+36.3) · D 31.1% · R 67.4% · Other 1.5%
• 2008→2024 swing: -28.4pp toward R · 2008: -7.9pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+33.4 2016: R+35.4 2012: R+21.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+16.3% since first listed

5 events — show timeline

• 2026-04-22 Contingent — MiRealSource-MiMLS
• 2026-02-02 Listed $109,900 UPAR
• 2026-02-02 Listed $109,900 MiRealSource-MiMLS
• 2024-09-01 Listing Removed — MiRealSource-MiMLS
• 2024-05-30 Listed $94,500 MiRealSource-MiMLS

Property tax history

+11.1%/yr

Latest (2025): $916 · -13.4% YoY. Source: county tax records.