710 Alger Ave · Owosso, MI 48867

$89,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 4 Days on market

Built 1910 5,227 sqft lot Est $138k · 35% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 710 Alger Street, Owosso, MI. This wonderful home features 2-3 bedrooms, 1 bath, with 920 sq ft of living space. Hardwood floors and spacious rooms. Detached garage with a fenced in lot. This home currently being used as a rental unit. 24 hr notice to show.

Key facts

• Spacious rooms
• Hardwood floors
• Fenced in lot

Tags

• HARDWOOD FLOORS
• SPACIOUS ROOMS
• DETACHED GARAGE
• FENCED IN LOT

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public sewer available; Water available
• Home design: Single-family residence; Two levels; Residential zoning; Subdivision: GEO T ABREYS WOODLAWN PARK ADD; Facing/Cross street near E Monroe Street / Alger Ave
• Construction: Vinyl siding; Block foundation; Block full basement
• Exterior features: Fenced yard; City lot; Paved road access; Lot dimensions approximately 40 x 125

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window cooling unit(s)
• Interior features: Gas water heater; Oven; Refrigerator; Range
• Laundry & utility: Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.8% vs local median 4.2% in Owosso — 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 76/100 on livability (#147 in MI, #3,704 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, commute F.
• Owosso Public Schools (town): math 21% / reading 33% proficiency, ranked #401 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 166 active listings in the ZIP; 74 units permitted in Shiawassee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shiawassee County population projected at -25% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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 $22k; list at $90k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.27% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $138,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Broadway Ave	0.22mi	3/2.0	944 (+3%)	1mo	$179,900	$191	81
848 Alger Ave	0.21mi	3/1.0	960 (+4%)	4mo	$28,000	$29	80
755 Woodlawn Ave	0.07mi	2/1.0 (-1)	840 (-9%)	2mo	$91,000	$108	75
809 Grand Ave	0.23mi	2/1.0 (-1)	940 (+2%)	7mo	$140,000	$149	75
1207 Broadway Ave	0.14mi	2/1.0 (-1)	844 (-8%)	4mo	$120,000	$142	71
702 Glenwood Ave	0.10mi	3/1.0	1,030 (+12%)	6mo	$85,000	$83	70
902 Glenwood Ave	0.21mi	2/1.0 (-1)	834 (-9%)	2mo	$155,000	$186	68
1628 Allendale Ave	0.74mi	3/1.0	920 (0%)	2mo	$146,500	$159	64
811 S Ball St	0.58mi	2/1.0 (-1)	936 (+2%)	8mo	$155,000	$166	58
304 W Corunna Ave	0.52mi	3/1.0	1,010 (+10%)	4mo	$100,000	$99	56
315 Prindle St	0.64mi	3/1.0	1,000 (+9%)	2mo	$149,900	$150	54
1105 Palmer Ave	0.66mi	3/2.0	1,040 (+13%)	3mo	$173,000	$166	41

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $7,109
• Equity at exit: $13,404

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $34,047
• Equity at exit: $7,773

Cash invested: $25,172 (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 48867

• Active inventory: 166
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $341

Break-even live

Break-even rent $710

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $392	-5% $366	+0% $341	+5% $315	+10% $290
Rent	-10% $250	-5% $296	+0% $341	+5% $386	+10% $431
Rate	-1.0pp $386	-0.5pp $364	base $341	+0.5pp $317	+1.0pp $294

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $89,900 Active 4 DOM
2. 2026-06-21
   days on market $89,900 Active 3 DOM
3. 2026-06-17
   remarks 268-char remark

   Show marketing remark (268 chars)

   Welcome to 710 Alger Street, Owosso, MI. This wonderful home features 2-3 bedrooms, 1 bath, with 920 sq ft of living space. Hardwood floors and spacious rooms. Detached garage with a fenced in lot. This home currently being used as a rental unit. 24 hr notice to show.

4. 2026-06-17
   listed $89,900 Active 1 DOM

   Show marketing remark (268 chars)

   Welcome to 710 Alger Street, Owosso, MI. This wonderful home features 2-3 bedrooms, 1 bath, with 920 sq ft of living space. Hardwood floors and spacious rooms. Detached garage with a fenced in lot. This home currently being used as a rental unit. 24 hr notice to show.

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$379/yr (+$32/mo · 60.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,698
• − Mortgage interest: −$5,036
• − Property taxes: −$627
• − Insurance: −$450
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,615
• Taxable income: $2,779
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,421/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: Owosso Public Schools
• NCES district ID: 2627210
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $40,656
• Composite: 22.78/100
• National rank: #8025
• State rank: #401 of 540 in MI

Livability — Owosso

• Score: 76/100
• State rank: #147
• US rank: #3704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owosso, MI
• City population: 27,399
• Population (ZIP): 27,399

Population outlook (Shiawassee County) Hauer SSP2

• Today (2025): 64,238 people
• By 2030: 61,434 · -4.4%
• By 2040: 55,054 · -14.3%
• By 2050: 48,426 · -24.6%
• By 2075: 35,995 · -44.0%
• By 2100: 26,678 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Shiawassee

• 2024 margin: Strong R (+23.1) · D 37.7% · R 60.8% · Other 1.6%
• 2008→2024 swing: -31.7pp toward R · 2008: 8.6pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.9 2016: R+19.6 2012: D+3.7 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -234.79%
• Current HPI: 190.5775
• 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

+314.3% since first listed

12 events — show timeline

• 2026-06-17 Listed $89,900 REALCOMP
• 2026-06-17 Listed $89,900 MiRealSource-MiMLS
• 2018-03-12 Listing Removed — MiRealSource-MiMLS
• 2018-03-12 Listing Removed — REALCOMP
• 2018-01-25 Listed $35,900 MiRealSource-MiMLS
• 2018-01-25 Listed $35,900 REALCOMP
• 2016-10-13 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2016-10-13 Sold (MLS) $22,000 REALCOMP
• 2016-07-13 Listed $21,700 MiRealSource-MiMLS
• 2016-07-13 Listed $21,700 REALCOMP
• 2016-07-12 Listed $21,700 MiRealSource-MiMLS
• 2016-07-12 Listed $21,700 REALCOMP

Property tax history

-4.9%/yr

Latest (2025): $627 · -51.8% YoY. Source: county tax records.