6539 Mattis Dr · Glennie, MI 48737

$52,900

2 bd · 1.0 ba · 525 sqft · SingleFamily · 12 Days on market

1.63 ac lot Est $55k · at est. ↓ 5% since listing

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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
• ARV discount +8.9/15.0
• Appreciation +5.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

Key facts

• Extensive orv trails
• Quiet retreat
• Brand new windows

Tags

• BACKYARD FIRE PIT
• BRAND NEW WINDOWS
• EXTENSIVE ORV TRAILS
• QUIET RETREAT

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-family residence; Residential property; Current use: hunting; Located in Riverview Subdivision; Directions: Au Sable Rd to Mattis Dr
• Construction: 1.63 acres (approx.); Lot dimensions approximately 242 x 293
• Exterior features: Gravel road access; Shed(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system
• Interior features: Deck
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($832 rent vs $53k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Oscoda Area Schools (rural): math 31% / reading 38% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richardson Elementary School (math 37% / reading 35%, grade F, #725 of 1,397 statewide, top 52%, 672 students, 68% FRL); Oscoda Area High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 477 students, 64% FRL).
• Market conditions: 16 active listings in the ZIP; 38 units permitted in Alcona County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $747 of equity ($366 loan paydown + $381 appreciation (0.7% local appreciation)).
• Alcona County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $35k; list at $53k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $52,900

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. 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.
3. 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.
4. 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: 1.57% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.61%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $54,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6551 Mattis Dr	0.02mi	1/1.0 (-1)	528 (+1%)	13mo	$55,000	$104	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.43×
• Total profit: $21,181
• Equity at exit: $17,294

10-year hold

• IRR: 31.2%
• Equity multiple: 4.67×
• Total profit: $54,400
• Equity at exit: $22,401

Cash invested: $14,812 (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 48737

• Home prices YoY: 0.6%
• Active inventory: 16
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $832 medium
• Mortgage (P&I): −$277
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $328

Break-even live

Break-even rent $416

Max offer price $52,900

Occupancy floor 56%

Sensitivity live

Price	-10% $358	-5% $343	+0% $328	+5% $314	+10% $299
Rent	-10% $263	-5% $296	+0% $328	+5% $361	+10% $394
Rate	-1.0pp $355	-0.5pp $342	base $328	+0.5pp $315	+1.0pp $301

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-09
   statusdays on market $52,900 Pending 12 DOM
2. 2026-06-08
   days on market $52,900 Active 11 DOM
3. 2026-06-07
   days on market $52,900 Active 10 DOM
4. 2026-06-07
   days on market $52,900 Active 9 DOM
5. 2026-06-04
   days on market $52,900 Active 6 DOM
6. 2026-06-02
   days on market $52,900 Active 5 DOM
7. 2026-06-01
   days on market $52,900 Active 4 DOM
8. 2026-05-31
   days on market $52,900 Active 3 DOM
9. 2026-05-31
   days on market $52,900 Active 2 DOM
10. 2026-05-28
    listed $52,900 Active
11. 2025-08-21
    soldstatus $35,000 Closed 439-char remark

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

12. 2025-08-21
    soldstatus $35,000 Closed 436-char remark

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

13. 2025-08-21
    soldstatus $35,000 Sold

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

14. 2025-07-31
    status Pending 436-char remark

    Show marketing remark (439 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

15. 2025-07-31
    status Pending 439-char remark

    Show marketing remark (439 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

16. 2025-07-31
    status Pending

    Show marketing remark (439 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

17. 2025-06-20
    listed $55,600 Active 439-char remark

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

18. 2025-06-20
    listed $55,600 Active

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

19. 2025-06-20
    listed $55,600 Active 436-char remark

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

20. 2025-06-18
    historical $55,600 436-char remark

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

21. 2025-06-18
    historical $55,600

    Show marketing remark (436 chars)

    This 1970s single wide is situated 1.46 acres and presents an opportunity for a quaint northern escape. This property has a well, septic system, propane and electric in place. It was once used year round but has been vacant for some time now. Please be aware there is no furnace. The property has mature trees and is close to the Ausable River, Alcona Dam pond & the National Forest. Lots of fun stuff to do in Glennie year-round.

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $583 · $49/mo
• Expected delta: +$232/yr (+$19/mo · 65.9%)

ⓘ 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 ≥94°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: $9,983
• − Mortgage interest: −$2,963
• − Property taxes: −$351
• − Insurance: −$264
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$1,539
• Taxable income: $3,268
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,157/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: Oscoda Area Schools
• NCES district ID: 2626970
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $36,275
• Composite: 28.6/100
• National rank: #6714
• State rank: #313 of 540 in MI

Livability — Glennie

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

Census & demographics

• Population (ZIP): 1,121

Population outlook (Alcona County) Hauer SSP2

• Today (2025): 9,071 people
• By 2030: 8,331 · -8.2%
• By 2040: 6,852 · -24.5%
• By 2050: 5,691 · -37.3%
• By 2075: 4,229 · -53.4%
• By 2100: 3,149 · -65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Romanian 13% Lithuanian 5% Iranian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Tagalog/Filipino 2% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Alcona

• 2024 margin: Solid R (+41.7) · D 28.6% · R 70.3% · Other 1.1%
• 2008→2024 swing: -33.8pp toward R · 2008: -7.9pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+38.3 2016: R+40.0 2012: R+18.2 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.72%
• Current HPI: 129.3386
• 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

-4.9% since first listed

12 events — show timeline

• 2026-05-28 Listed $52,900 WWMLS
• 2025-08-21 Sold (MLS) $35,000 SW Michigan MLS
• 2025-08-21 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2025-08-21 Sold (MLS) $35,000 REALCOMP
• 2025-07-31 Pending — MiRealSource-MiMLS
• 2025-07-31 Pending — REALCOMP
• 2025-07-31 Pending — SW Michigan MLS
• 2025-06-20 Listed $55,600 REALCOMP
• 2025-06-20 Listed $55,600 SW Michigan MLS
• 2025-06-20 Listed $55,600 MiRealSource-MiMLS
• 2025-06-18 Coming Soon $55,600 MiRealSource-MiMLS
• 2025-06-18 Coming Soon $55,600 SW Michigan MLS

Property tax history

+0.6%/yr

Latest (2022): $351 · +3.2% YoY. Source: county tax records.