1734 E Wilson Rd · Custer, MI 49405

$99,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 21 Days on market

Built 1986 2.98 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 +25.7/30.0
• Appreciation +9.1/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the peaceful simplicity of country living with this solid 3 bedroom, 2 bath home set on 3 scenic acres, surrounded by open fields, woods, and pasture land. Recent updates include a new well installed in 2023, and the detached garage is equipped with electricity, perfect for storage or workshop use. A partially fenced area along the side of the home adds flexibility for pets or outdoor space. Sliding doors off the living room lead to an unfinished deck, offering the opportunity to create your ideal outdoor retreat. Additional outbuildings are present on the property and could be removed to open up even more usable space. The bedroom flooring has been removed, providing a blank canvas for the next owner to finish to their taste. With the right vision and a bit of work, this property has the potential to become a private, year-round home. Home is being sold as-is. Cash offers only.

Key facts

• New well
• Unfinished deck
• Detached garage

Tags

• NEW WELL
• DETACHED GARAGE
• PARTIALLY FENCED AREA
• UNFINISHED DECK
• ADDITIONAL OUTBUILDINGS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity available
• Home design: Ranch-style home; Residential property; Built in 1986
• Construction: Vinyl siding; Composition roof
• Exterior features: Wooded lot; Paved road access

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wall furnace; Has cooling
• Interior features: Replacement windows; 6 total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#537 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, crime F.
• Mason County Central Schools (rural): math 24% / reading 39% proficiency, ranked #345 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 177 units permitted in Mason County in 2024 (97 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($684 loan paydown + $8k appreciation (8.1% local appreciation)).
• Mason County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.04×
• Total profit: $56,663
• Equity at exit: $76,121

10-year hold

• IRR: 25.2%
• Equity multiple: 6.53×
• Total profit: $153,324
• Equity at exit: $151,975

Cash invested: $27,720 (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 49405

• Home prices YoY: 4.1%
• Active inventory: 29
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $236

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $304	-5% $270	+0% $236	+5% $201	+10% $167
Rent	-10% $144	-5% $190	+0% $236	+5% $282	+10% $328
Rate	-1.0pp $286	-0.5pp $261	base $236	+0.5pp $210	+1.0pp $184

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   statusdays on market $99,000 Pending 21 DOM
2. 2026-06-08
   days on market $99,000 Active 20 DOM
3. 2026-06-07
   days on market $99,000 Active 19 DOM
4. 2026-06-07
   days on market $99,000 Active 18 DOM
5. 2026-06-04
   days on market $99,000 Active 15 DOM
6. 2026-06-02
   days on market $99,000 Active 14 DOM
7. 2026-06-01
   days on market $99,000 Active 13 DOM
8. 2026-05-31
   days on market $99,000 Active 12 DOM
9. 2026-05-31
   days on market $99,000 Active 11 DOM
10. 2026-05-19
    listed $99,000 Active

    Show marketing remark (897 chars)

    Enjoy the peaceful simplicity of country living with this solid 3 bedroom, 2 bath home set on 3 scenic acres, surrounded by open fields, woods, and pasture land. Recent updates include a new well installed in 2023, and the detached garage is equipped with electricity, perfect for storage or workshop use. A partially fenced area along the side of the home adds flexibility for pets or outdoor space. Sliding doors off the living room lead to an unfinished deck, offering the opportunity to create your ideal outdoor retreat. Additional outbuildings are present on the property and could be removed to open up even more usable space. The bedroom flooring has been removed, providing a blank canvas for the next owner to finish to their taste. With the right vision and a bit of work, this property has the potential to become a private, year-round home. Home is being sold as-is. Cash offers only.

11. 2026-05-19
    listed $99,000 Active 897-char remark

    Show marketing remark (897 chars)

    Enjoy the peaceful simplicity of country living with this solid 3 bedroom, 2 bath home set on 3 scenic acres, surrounded by open fields, woods, and pasture land. Recent updates include a new well installed in 2023, and the detached garage is equipped with electricity, perfect for storage or workshop use. A partially fenced area along the side of the home adds flexibility for pets or outdoor space. Sliding doors off the living room lead to an unfinished deck, offering the opportunity to create your ideal outdoor retreat. Additional outbuildings are present on the property and could be removed to open up even more usable space. The bedroom flooring has been removed, providing a blank canvas for the next owner to finish to their taste. With the right vision and a bit of work, this property has the potential to become a private, year-round home. Home is being sold as-is. Cash offers only.

12. 2026-05-19
    listed $99,000 Active 897-char remark

    Show marketing remark (897 chars)

    Enjoy the peaceful simplicity of country living with this solid 3 bedroom, 2 bath home set on 3 scenic acres, surrounded by open fields, woods, and pasture land. Recent updates include a new well installed in 2023, and the detached garage is equipped with electricity, perfect for storage or workshop use. A partially fenced area along the side of the home adds flexibility for pets or outdoor space. Sliding doors off the living room lead to an unfinished deck, offering the opportunity to create your ideal outdoor retreat. Additional outbuildings are present on the property and could be removed to open up even more usable space. The bedroom flooring has been removed, providing a blank canvas for the next owner to finish to their taste. With the right vision and a bit of work, this property has the potential to become a private, year-round home. Home is being sold as-is. Cash offers only.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,972
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,880
• Taxable income: $1,331
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,508/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: Mason County Central Schools
• NCES district ID: 2623130
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $43,834
• Composite: 26.8/100
• National rank: #7120
• State rank: #345 of 540 in MI

Livability — Custer

• Score: 62/100
• State rank: #537
• US rank: #16464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,698

Population outlook (Mason County) Hauer SSP2

• Today (2025): 28,828 people
• By 2030: 28,407 · -1.5%
• By 2040: 27,183 · -5.7%
• By 2050: 26,171 · -9.2%
• By 2075: 24,057 · -16.5%
• By 2100: 20,240 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 9% Iranian 5% Slovak 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Mason

• 2024 margin: Strong R (+21.4) · D 38.6% · R 60.0% · Other 1.4%
• 2008→2024 swing: -25.8pp toward R · 2008: 4.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+19.7 2016: R+22.0 2012: R+5.0 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.13%
• Current HPI: 207.1278
• 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

• 2026-05-19 Listed $99,000 MiRealSource-MiMLS
• 2026-05-19 Listed $99,000 REALCOMP
• 2026-05-19 Listed $99,000 SW Michigan MLS