6452 Cedar St · Oscoda, MI 48750

$113,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 56 Days on market

Built 1977 0.30 ac lot $107/sqft · 14% below area Est $131k · 14% 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 +24.8/30.0
• ARV discount +13.8/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking - answer today! Hurry and snap up this ranch-style home with great bones. This 3 bedroom, 1 bath features 1052 sq feet of living space, an attached, oversized one-car garage, with a a spacious yard for fun or entertaining. A sizeable living room flows seamlessly into the eat-in kitchen, with a slider that opens to the back deck. The primary bedroom is an ample size, with two large closets for plenty of storage. Updates include a new septic and drain field in 2022, new furnace and hot water heater in 2023, new bathroom vanity, new slider door, and a new interior paint refresh. Add a few of your own finishing touches, at a price that cannot be beat for a standalone home.

Key facts

• Spacious yard
• New drain field
• New septic

Tags

• RANCH STYLE HOME
• SPACIOUS YARD
• EAT IN KITCHEN
• BACK DECK
• NEW SEPTIC
• NEW DRAIN FIELD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Gravel road access; Lot approximately 0.3 acres (99 x 132); Residential zoning; Subdivision: JORDANVILLE SUB

Interior

• Kitchen: Oven; Refrigerator; Range
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Oven, Refrigerator, Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.8% in Oscoda — 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 57/100 on livability (#641 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Oscoda Area Schools (rural): math 31% / reading 38% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 128 active listings in the ZIP; 58 units permitted in Iosco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Iosco County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.
• Current owner paid $47k; list at $113k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $109,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $131,255
• List price: $113,000
• Delta: -13.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6311 Cedar St	0.27mi	3/1.0	1,088 (+3%)	16mo	$137,500	$126	69
6126 Loud Dr	0.73mi	2/1.0 (-1)	910 (-14%)	1mo	$120,000	$132	37

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,172
• Equity at exit: $16,849

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $16,611
• Equity at exit: $9,770

Cash invested: $31,640 (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 48750

• Active inventory: 128
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $238

Break-even live

Break-even rent $864

Max offer price $113,000

Occupancy floor 75%

Sensitivity live

Price	-10% $302	-5% $270	+0% $238	+5% $206	+10% $174
Rent	-10% $146	-5% $192	+0% $238	+5% $284	+10% $330
Rate	-1.0pp $295	-0.5pp $267	base $238	+0.5pp $209	+1.0pp $179

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $113,000 Active 56 DOM
2. 2026-06-17
   days on market $113,000 Active 55 DOM
3. 2026-06-16
   days on market $113,000 Active 54 DOM
4. 2026-06-15
   days on market $113,000 Active 53 DOM
5. 2026-06-13
   days on market $113,000 Active 51 DOM
6. 2026-06-12
   days on market $113,000 Active 50 DOM
7. 2026-06-09
   days on market $113,000 Active 47 DOM
8. 2026-06-08
   days on market $113,000 Active 46 DOM
9. 2026-06-07
   days on market $113,000 Active 45 DOM
10. 2026-06-07
    days on market $113,000 Active 44 DOM
11. 2026-06-04
    days on market $113,000 Active 41 DOM
12. 2026-06-02
    days on market $113,000 Active 40 DOM
13. 2026-06-01
    days on market $113,000 Active 39 DOM
14. 2026-05-31
    days on market $113,000 Active 38 DOM
15. 2026-05-31
    days on market $113,000 Active 37 DOM
16. 2026-04-23
    listed $115,000 Active 701-char remark

    Show marketing remark (701 chars)

    Opportunity is knocking - answer today! Hurry and snap up this ranch-style home with great bones. This 3 bedroom, 1 bath features 1052 sq feet of living space, an attached, oversized one-car garage, with a a spacious yard for fun or entertaining. A sizeable living room flows seamlessly into the eat-in kitchen, with a slider that opens to the back deck. The primary bedroom is an ample size, with two large closets for plenty of storage. Updates include a new septic and drain field in 2022, new furnace and hot water heater in 2023, new bathroom vanity, new slider door, and a new interior paint refresh. Add a few of your own finishing touches, at a price that cannot be beat for a standalone home.

17. 2026-04-23
    listed $115,000 Active 701-char remark

    Show marketing remark (701 chars)

    Opportunity is knocking - answer today! Hurry and snap up this ranch-style home with great bones. This 3 bedroom, 1 bath features 1052 sq feet of living space, an attached, oversized one-car garage, with a a spacious yard for fun or entertaining. A sizeable living room flows seamlessly into the eat-in kitchen, with a slider that opens to the back deck. The primary bedroom is an ample size, with two large closets for plenty of storage. Updates include a new septic and drain field in 2022, new furnace and hot water heater in 2023, new bathroom vanity, new slider door, and a new interior paint refresh. Add a few of your own finishing touches, at a price that cannot be beat for a standalone home.

18. 2026-04-16
    listed $130,000 Active
19. 2026-03-09
    price $125,000
20. 2025-10-15
    price $130,000
21. 2014-09-26
    soldstatus $47,000
22. 2014-09-25
    soldstatus $47,000
23. 2014-05-29
    listed $49,900
24. 2014-01-15
    historical
25. 2013-11-15
    listed $65,000

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $1,126 · $94/mo
• Expected delta: +$614/yr (+$51/mo · 119.7%)

ⓘ 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 1/10 Low 7 d/yr ≥94°F today · 13 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: $13,986
• − Mortgage interest: −$6,330
• − Property taxes: −$513
• − Insurance: −$565
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,287
• Taxable income: $1,054
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,607/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: Oscoda Area Schools
• NCES district ID: 2626970
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $36,275
• Composite: 28.6/100
• National rank: #6714
• State rank: #313 of 540 in MI

Livability — Oscoda

• Score: 57/100
• State rank: #641
• US rank: #21680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,281

Population outlook (Iosco County) Hauer SSP2

• Today (2025): 24,366 people
• By 2030: 23,622 · -3.1%
• By 2040: 22,021 · -9.6%
• By 2050: 20,877 · -14.3%
• By 2075: 18,792 · -22.9%
• By 2100: 15,465 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Iosco

• 2024 margin: Solid R (+30.6) · D 34.0% · R 64.5% · Other 1.5%
• 2008→2024 swing: -35.7pp toward R · 2008: 5.1pp · 2024: -30.6pp
• All cycles: 2024: R+30.6 2020: R+28.6 2016: R+30.0 2012: R+5.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.75%
• Current HPI: 157.6759
• 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

+73.8% since first listed

14 events — show timeline

• 2026-05-29 Relisted — MiRealSource-MiMLS
• 2026-05-28 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Price Changed $113,000 MiRealSource-MiMLS
• 2026-05-22 Price Changed $113,000 REALCOMP
• 2026-04-23 Listed $115,000 REALCOMP
• 2026-04-23 Listed $115,000 MiRealSource-MiMLS
• 2026-04-16 Listed $130,000 WWMLS
• 2026-03-09 Price Changed $125,000 WWMLS
• 2025-10-15 Price Changed $130,000 WWMLS
• 2014-09-26 Sold (Public Records) $47,000 Public Records
• 2014-09-25 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2014-05-29 Listed $49,900 MiRealSource-MiMLS
• 2014-01-15 Listing Removed — MiRealSource-MiMLS
• 2013-11-15 Listed $65,000 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $513 · -54.9% YoY. Source: county tax records.