4066 Palmer Rd · Mio, MI 48636

$42,900

2 bd · None ba · 400 sqft · SingleFamily · 12 Days on market

Built 1950 Poor condition 5.94 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Escape to the peace and quiet of Northern Michigan with this cozy 2 bedroom cabin tucked away on nearly 6 acres of pristine woodland. Nestled in the serene landscape of Big Creek Township, this property offers the ultimate ''off-the-grid'' feel while remaining easily accessible via a shared driveway off Palmer Road. This is a fisherman's paradise located just minutes from the world-class fishery of the Au Sable River, renowned for its legendary trout fishing and scenic paddling. Enjoy 5.94 acres of wooded terrain, providing a natural buffer and a haven for local wildlife like deer, turkeys, and bear. In the evening, sit around the campfire and listen to the Whippoorwill. Enjoy the rustic charm in the cabin that features a wood burning Vermont Casting stove, knotty pine paneling, 2 quaint bedrooms, a kitchen with a working shallow well hand pump that adds to the rustic vibe. This little gem has been a cherished family getaway for 75 years, will you be part of it's new chapter?

Key facts

• Fisherman's paradise
• World-class fishery
• Scenic paddling

Tags

• PRISTINE WOODLAND
• SHARED DRIVEWAY
• FISHERMAN'S PARADISE
• WORLD-CLASS FISHERY
• LEGENDARY TROUT FISHING
• SCENIC PADDLING

Property features AI

Exterior

• Utilities: Electricity available; No sewer
• Home design: Single family residence; Residential property
• Construction: Built in 1950; Wood siding; Composition and metal roof; Crawl space basement
• Exterior features: Wooded lot

Interior

• Kitchen: Microwave; Oven; Refrigerator; Kitchen includes an eating area
• Bedrooms: Primary bedroom; Second bedroom
• Heating & cooling: Wood heating; Other heating; Window unit cooling
• Interior features: Screens on windows; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $43k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($783 rent vs $43k).

Location & tenants

• Location reads 61/100 on livability (#557 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Mio-Ausable Schools (rural): math 31% / reading 33% proficiency, ranked #351 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 29 units permitted in Oscoda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($297 loan paydown + $4k appreciation (8.6% local appreciation)).
• Oscoda County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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 F-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. 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: 1.82% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.16%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 4.31×
• Total profit: $39,772
• Equity at exit: $34,277

10-year hold

• IRR: 41.6%
• Equity multiple: 9.35×
• Total profit: $100,304
• Equity at exit: $69,712

Cash invested: $12,012 (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 48636

• Home prices YoY: 4.7%
• Active inventory: 10
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $783 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $322

Break-even live

Break-even rent $375

Max offer price $42,900

Occupancy floor 54%

Sensitivity live

Price	-10% $352	-5% $337	+0% $322	+5% $307	+10% $292
Rent	-10% $260	-5% $291	+0% $322	+5% $353	+10% $384
Rate	-1.0pp $344	-0.5pp $333	base $322	+0.5pp $311	+1.0pp $300

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   listed $42,900 Active

   Show marketing remark (990 chars)

   Escape to the peace and quiet of Northern Michigan with this cozy 2 bedroom cabin tucked away on nearly 6 acres of pristine woodland. Nestled in the serene landscape of Big Creek Township, this property offers the ultimate ''off-the-grid'' feel while remaining easily accessible via a shared driveway off Palmer Road. This is a fisherman's paradise located just minutes from the world-class fishery of the Au Sable River, renowned for its legendary trout fishing and scenic paddling. Enjoy 5.94 acres of wooded terrain, providing a natural buffer and a haven for local wildlife like deer, turkeys, and bear. In the evening, sit around the campfire and listen to the Whippoorwill. Enjoy the rustic charm in the cabin that features a wood burning Vermont Casting stove, knotty pine paneling, 2 quaint bedrooms, a kitchen with a working shallow well hand pump that adds to the rustic vibe. This little gem has been a cherished family getaway for 75 years, will you be part of it's new chapter?

2. 2026-05-14
   listed $42,900 Active 990-char remark

   Show marketing remark (990 chars)

   Escape to the peace and quiet of Northern Michigan with this cozy 2 bedroom cabin tucked away on nearly 6 acres of pristine woodland. Nestled in the serene landscape of Big Creek Township, this property offers the ultimate ''off-the-grid'' feel while remaining easily accessible via a shared driveway off Palmer Road. This is a fisherman's paradise located just minutes from the world-class fishery of the Au Sable River, renowned for its legendary trout fishing and scenic paddling. Enjoy 5.94 acres of wooded terrain, providing a natural buffer and a haven for local wildlife like deer, turkeys, and bear. In the evening, sit around the campfire and listen to the Whippoorwill. Enjoy the rustic charm in the cabin that features a wood burning Vermont Casting stove, knotty pine paneling, 2 quaint bedrooms, a kitchen with a working shallow well hand pump that adds to the rustic vibe. This little gem has been a cherished family getaway for 75 years, will you be part of it's new chapter?

3. 2026-05-14
   listed $42,900 Active 990-char remark

   Show marketing remark (990 chars)

   Escape to the peace and quiet of Northern Michigan with this cozy 2 bedroom cabin tucked away on nearly 6 acres of pristine woodland. Nestled in the serene landscape of Big Creek Township, this property offers the ultimate ''off-the-grid'' feel while remaining easily accessible via a shared driveway off Palmer Road. This is a fisherman's paradise located just minutes from the world-class fishery of the Au Sable River, renowned for its legendary trout fishing and scenic paddling. Enjoy 5.94 acres of wooded terrain, providing a natural buffer and a haven for local wildlife like deer, turkeys, and bear. In the evening, sit around the campfire and listen to the Whippoorwill. Enjoy the rustic charm in the cabin that features a wood burning Vermont Casting stove, knotty pine paneling, 2 quaint bedrooms, a kitchen with a working shallow well hand pump that adds to the rustic vibe. This little gem has been a cherished family getaway for 75 years, will you be part of it's new chapter?

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,393
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$214
• − Repairs & maintenance: −$751
• − Management: −$751
• − Depreciation: −$1,248
• Taxable income: $3,381
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,052/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to improve its condition and increase its value. Immediate repairs and updates are needed to address the poor condition of the roof, siding, kitchen, bathroom, and HVAC system.

Repairs flagged

• Major roof shingles — visible wear
• Major siding — weathered and missing trim
• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — basic and outdated
• Major HVAC system — basic and likely inefficient

Value-add opportunities

• Both new roof — improves safety and appearance
• Both new siding — enhances curb appeal and durability
• Both modern kitchen cabinets — increases functionality and value
• Both updated bathroom fixtures — enhances functionality and value
• Both upgraded HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · visible wear	Major	$15,000–50,000
siding · weathered and missing trim	Major	$15,000–50,000
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · basic and outdated	Major	$15,000–50,000
HVAC system · basic and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both new roof — improves safety and appearance ↑
• Both new siding — enhances curb appeal and durability ↑
• Both modern kitchen cabinets — increases functionality and value ↑
• Both updated bathroom fixtures — enhances functionality and value ↑
• Both upgraded HVAC system — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mio-Ausable Schools
• NCES district ID: 2624000
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $34,216
• Composite: 26.35/100
• National rank: #7236
• State rank: #351 of 540 in MI

Livability — Mio

• Score: 61/100
• State rank: #557
• US rank: #17534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 891

Population outlook (Oscoda County) Hauer SSP2

• Today (2025): 7,410 people
• By 2030: 6,884 · -7.1%
• By 2040: 5,853 · -21.0%
• By 2050: 5,055 · -31.8%
• By 2075: 3,832 · -48.3%
• By 2100: 2,863 · -61.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Romanian 7% Iranian 6%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Oscoda

• 2024 margin: Solid R (+44.3) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -34.3pp toward R · 2008: -10.0pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+43.6 2016: R+44.3 2012: R+16.2 2008: R+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.57%
• Current HPI: 191.1937
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-14 Listed $42,900 MiRealSource-MiMLS
• 2026-05-14 Listed $42,900 REALCOMP
• 2026-05-14 Listed $42,900 SW Michigan MLS