3909 Dorothy St · Albert, MI 49756

$119,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 38 Days on market

Built 1962 0.30 ac lot Est $158k · 25% under ↓ 8% since listing

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 2 bed 1 bath home with newer shingles, natural gas furnace, fireplace & woodstove, and attached one-car garage. Located close to town, ATV trails and public access to several lakes. Motivated Seller with Immediate occupancy, partially furnished. Would make a perfect up north cabin, rental opportunity or fulltime home.

Key facts

• Newer shingles
• Woodstove
• Natural gas furnace

Tags

• NEWER SHINGLES
• NATURAL GAS FURNACE
• FIREPLACE
• WOODSTOVE
• PUBLIC ACCESS TO SEVERAL LAKES

Property features AI

Finance

• Other: Lot approximately 0.3 acres (dimensions 100 x 131); Subdivision: Johns Sub; Directions: From CR 612, north on Buttles, left on Dorothy.

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank
• Home design: Single family residence; Residential property; Single-story (above grade finished area listed)
• Construction: Crawl space foundation
• Exterior features: Deck; Gravel road access

Interior

• Kitchen: Refrigerator; Oven; Range; Microwave; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating available; Wood heating/wood stove
• Interior features: Blinds and drapes; Wood burning stove fireplace
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $38 ($459/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 $101k (15.5% below list).
• Recommended offer: $101k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Johannesburg-Lewiston Area Schools (rural): math 33% / reading 42% proficiency, ranked #257 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montmorency County population projected at -38% 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 ($115k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,546 (15.5% 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 16% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3909 Dorothy St	0.00mi	2/1.0	1,120 (0%)	0mo	$108,500	$97	100
3216 Marius St	0.66mi	2/1.0	1,132 (+1%)	19mo	$149,000	$132	52
3670 Kneeland St	0.64mi	2/1.0	1,100 (-2%)	23mo	$155,500	$141	48
3211 Jenson St	0.57mi	3/2.0 (+1)	1,257 (+12%)	9mo	$255,000	$203	37
3231 Jensen St	0.56mi	3/2.0 (+1)	1,257 (+12%)	23mo	$225,000	$179	25

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-16,874
• Equity at exit: $17,743

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-11,663
• Equity at exit: $10,289

Cash invested: $33,320 (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 49756

• Active inventory: 99
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $38

Break-even live

Break-even rent $957

Max offer price $119,000

Occupancy floor 91%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $119,000 Pending 38 DOM
2. 2026-06-04
   days on market $119,000 Active Under Contract 37 DOM
3. 2026-06-02
   days on market $119,000 Active Under Contract 36 DOM
4. 2026-06-01
   days on market $119,000 Active Under Contract 35 DOM
5. 2026-05-31
   days on market $119,000 Active Under Contract 34 DOM
6. 2026-05-31
   days on market $119,000 Active Under Contract 33 DOM
7. 2026-05-15
   historical Active Under Contract
8. 2026-05-11
   price $119,000
9. 2026-04-24
   listed $129,000 Active

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$422/yr (+$35/mo · 42.6%)

ⓘ 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: $12,066
• − Mortgage interest: −$6,666
• − Property taxes: −$990
• − Insurance: −$595
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$3,462
• Taxable loss: −$1,577
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $837/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: Johannesburg-Lewiston Area Schools
• NCES district ID: 2619890
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $39,218
• Composite: 31.36/100
• National rank: #5995
• State rank: #257 of 540 in MI

Livability — Albert

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

Census & demographics

• Census place: Lewiston, MI
• Population (ZIP): 3,965

Population outlook (Montmorency County) Hauer SSP2

• Today (2025): 8,233 people
• By 2030: 7,575 · -8.0%
• By 2040: 6,202 · -24.7%
• By 2050: 5,081 · -38.3%
• By 2075: 3,119 · -62.1%
• By 2100: 1,923 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Romanian 14% Lithuanian 8% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Montmorency

• 2024 margin: Solid R (+45.3) · D 26.6% · R 72.0% · Other 1.4%
• 2008→2024 swing: -37.2pp toward R · 2008: -8.2pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+43.4 2016: R+44.2 2012: R+17.4 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.19%
• Current HPI: 134.8693
• 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

-7.8% since first listed

3 events — show timeline

• 2026-05-15 Contingent — WWMLS
• 2026-05-11 Price Changed $119,000 WWMLS
• 2026-04-24 Listed $129,000 WWMLS

Property tax history

+3.3%/yr

Latest (2024): $990 · -25.2% YoY. Source: county tax records.