3137 W 10 Mile Rd · Dafter, MI 49724

$109,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 53 Days on market

Built 1955 0.50 ac lot ↓ 4% 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 +14.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming two bed, one bath ranch home offers the perfect blend of comfort and outdoor adventure. This home features hardwood flooring, open kitchen and recently renovated bathroom. The pole barn garage has a part that has been turned into a getaway room with a wood burning stove. This property sits on a 108 X 187 lot providing ample outdoor space for gardening, recreation or enjoying peaceful evenings under the stars. A convenient shed is also included for additional storage.

Key facts

• Hardwood flooring
• Renovated bathroom
• Getaway room

Tags

• HARDWOOD FLOORING
• OPEN KITCHEN
• RENOVATED BATHROOM
• GETAWAY ROOM
• WOOD BURNING STOVE
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well water; Septic system
• Home design: Single family residence; Residential property
• Construction: Crawl space (no basement)
• Exterior features: Landscaped yard; Garden; Shed(s); Workshop

Interior

• Kitchen: Cooktop; Oven; Range; Refrigerator
• Bedrooms: Master bedroom located downstairs
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Wood heating; Wood stove
• Interior features: Master bedroom on the main level; Wood burning stove
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $24 ($287/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 $86k (21.8% below list).
• Recommended offer: $86k (21.8% 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.
• Rudyard Area Schools (rural): math 34% / reading 42% proficiency, ranked #245 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Chippewa County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,991 (21.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.78% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $61,329
• Equity at exit: $99,007

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $179,302
• Equity at exit: $213,512

Cash invested: $30,772 (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 49724

• Home prices YoY: 14.1%
• Active inventory: 3
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $24

Break-even live

Break-even rent $830

Max offer price $109,900

Occupancy floor 92%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $109,900 Active 53 DOM
2. 2026-06-17
   days on market $109,900 Active 52 DOM
3. 2026-06-16
   days on market $109,900 Active 51 DOM
4. 2026-06-15
   days on market $109,900 Active 50 DOM
5. 2026-06-13
   days on market $109,900 Active 48 DOM
6. 2026-06-12
   remarks 485-char remark
7. 2026-06-12
   listed $109,900 Active 47 DOM

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$647/yr (+$54/mo · 162.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,319
• − Mortgage interest: −$6,156
• − Property taxes: −$399
• − Insurance: −$550
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$3,197
• Taxable loss: −$1,634
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $680/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: Rudyard Area Schools
• NCES district ID: 2630360
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $40,299
• Composite: 31.88/100
• National rank: #5865
• State rank: #245 of 540 in MI

Livability — Dafter

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

Census & demographics

• Population (ZIP): 1,172

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 6% Asian 6% Native American 6% Hispanic / Latino 1% Pacific Islander 1%
• Common ancestry: Lithuanian 11% Iranian 6% Romanian 5%
• Foreign-born: 4% · China, Canada, Vietnam
• Languages at home: 98% English-only · Chinese 2%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.80%
• Current HPI: 208.6557
• 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

-4.4% since first listed

4 events — show timeline

• 2026-06-11 Relisted — WWMLS
• 2026-06-11 Price Changed $109,900 WWMLS
• 2025-11-18 Delisted — WWMLS
• 2025-10-03 Listed $114,900 WWMLS

Property tax history

-4.5%/yr

Latest (2021): $399 · +0.1% YoY. Source: county tax records.