1412 Charles Brink Rd · Bagley, MI 49735

$129,900

2 bd · 1.0 ba · 936 sqft · SingleFamily · 38 Days on market

0.55 ac lot $139/sqft · 24% below area Est $170k · 24% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 1-bath home is a fantastic opportunity for first-time buyers or savvy investors. With solid bones and loads of potential, it's perfect for sweat equity and value-building updates. Major systems updated in the last 8 years include a roof, septic, furnace, insulation, plus a spacious 12x24 shed. Additional features: washer/dryer hookups, 1/2 new flooring (remaining flooring included in shed), second working furnace, and owned propane tank. Enjoy easy access to trails, golf courses, and year-round recreation.

Key facts

• Spacious shed
• Owned propane tank
• Washer dryer hookups

Tags

• MAJOR SYSTEMS UPDATED
• SPACIOUS SHED
• WASHER DRYER HOOKUPS
• OWNED PROPANE TANK
• EASY ACCESS TO TRAILS
• EASY ACCESS TO GOLF COURSES

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Well water; Septic tank; Propane utility
• Home design: Single family residence; Residential property
• Construction: Crawl space / no basement
• Exterior features: Paved road access; Lot approximately 0.55 acre

Interior

• Kitchen: Refrigerator; Oven; Range
• Flooring: Simulated wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall furnace
• Interior features: Blinds on windows; Simulated wood flooring
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $116k (10.4% below list).
• Recommended offer: $116k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Gaylord Community Schools (rural): math 43% / reading 53% proficiency, ranked #123 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gaylord High Schoolvoc Bldg (math 47% / reading 67%, grade C, #99 of 713 statewide, top 14%, 961 students, 43% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 209 active listings in the ZIP; 24 units permitted in Otsego County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Otsego County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,429 (10.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $169,863
• List price: $129,900
• Delta: -23.53%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
793 Skiview Trl	0.63mi	2/1.0	889 (-5%)	6mo	$150,000	$169	57
5128 Krys Rd	0.52mi	2/2.0	1,020 (+9%)	11mo	$165,000	$162	48
6094 Northstar Rd	0.57mi	2/2.0	836 (-11%)	10mo	$171,000	$205	43
957 Charles Brink Rd	0.56mi	2/2.0	1,011 (+8%)	22mo	$155,000	$153	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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-14,065
• Equity at exit: $19,369

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,356
• Equity at exit: $11,231

Cash invested: $36,372 (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 49735

• Home prices YoY: -27.8%
• Active inventory: 209
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $110

Break-even live

Break-even rent $1,025

Max offer price $129,900

Occupancy floor 86%

Sensitivity live

Price	-10% $184	-5% $147	+0% $110	+5% $73	+10% $37
Rent	-10% $18	-5% $64	+0% $110	+5% $156	+10% $202
Rate	-1.0pp $176	-0.5pp $143	base $110	+0.5pp $77	+1.0pp $42

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 38 DOM
2. 2026-06-21
   days on market $129,900 Active 37 DOM
3. 2026-06-18
   days on market $129,900 Active 35 DOM
4. 2026-06-17
   days on market $129,900 Active 34 DOM
5. 2026-06-16
   days on market $129,900 Active 33 DOM
6. 2026-06-15
   days on market $129,900 Active 32 DOM
7. 2026-06-13
   days on market $129,900 Active 30 DOM
8. 2026-06-12
   days on market $129,900 Active 29 DOM
9. 2026-06-09
   days on market $129,900 Active 26 DOM
10. 2026-06-08
    days on market $129,900 Active 25 DOM
11. 2026-06-07
    days on market $129,900 Active 24 DOM
12. 2026-06-07
    days on market $129,900 Active 23 DOM
13. 2026-06-04
    days on market $129,900 Active 20 DOM
14. 2026-06-02
    days on market $129,900 Active 19 DOM
15. 2026-06-01
    days on market $129,900 Active 18 DOM
16. 2026-05-31
    days on market $129,900 Active 17 DOM
17. 2026-05-31
    days on market $129,900 Active 16 DOM
18. 2026-05-13
    listed $129,900 Active 536-char remark

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$555/yr (+$46/mo · 62.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,971
• − Mortgage interest: −$7,276
• − Property taxes: −$891
• − Insurance: −$650
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,779
• Taxable loss: −$859
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,529/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: Gaylord Community Schools
• NCES district ID: 2615730
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $48,682
• Composite: 40.97/100
• National rank: #3597
• State rank: #123 of 540 in MI

Livability — Bagley

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

Census & demographics

• Population (ZIP): 20,678

Population outlook (Otsego County) Hauer SSP2

• Today (2025): 24,175 people
• By 2030: 23,836 · -1.4%
• By 2040: 22,718 · -6.0%
• By 2050: 21,411 · -11.4%
• By 2075: 18,864 · -22.0%
• By 2100: 15,011 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Lithuanian 6% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Otsego

• 2024 margin: Solid R (+35.3) · D 31.6% · R 67.0% · Other 1.4%
• 2008→2024 swing: -26.5pp toward R · 2008: -8.9pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+34.1 2016: R+37.6 2012: R+19.7 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.52%
• Current HPI: 245.8639
• 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

1 event — show timeline

• 2026-05-13 Listed $129,900 WWMLS

Property tax history

+12.1%/yr

Latest (2025): $891 · +1.1% YoY. Source: county tax records.