90 E Knox Rd · Beaverton, MI 48612

$149,900

3 bd · 2.0 ba · 1,738 sqft · SingleFamily · 119 Days on market

Built 2006 0.73 ac lot $86/sqft · 48% below area Est $286k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one-level living in this well-maintained 2006 ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft, this home qualifies for all loan types. The open layout includes 3 bedrooms, including a primary suite with full bath and closet, a second bedroom with walk-in closet, an additional full bath, separate laundry room, and a flexible office or pantry space. The great room combines the living, dining, and kitchen areas, featuring painted blue cabinets, refrigerator, and stove. Exterior highlights include vinyl siding, covered front porch, and a drywalled attached 1.5-car garage. Utilities include electric baseboard heat, Spectrum internet, raised septic, and shared 5'' well. Located on a paved road with easy access to US-10, West Branch, and nearby areas.

Key facts

• Flexible space
• Walk-in closet
• Primary suite

Tags

• ONE LEVEL LIVING
• SPACIOUS LOT
• BRIGHT AND OPEN LAYOUT
• PRIMARY SUITE
• WALK-IN CLOSET
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-81 ($-976/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.9% below list).
• Recommended offer: $110k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.4% in Beaverton — 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 70/100 on livability (#323 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Beaverton Rural Schools (rural): math 24% / reading 37% proficiency, ranked #364 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beaverton Elementary School (math 27% / reading 34%, grade F, #858 of 1,397 statewide, top 61%, 494 students, 67% FRL); Beaverton Juniorsenior High School (math 22% / reading 37%, grade F, #441 of 713 statewide, top 64%, 435 students, 60% FRL).
• Market conditions: 104 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $109,617 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

• ARV (median comp): $286,474
• List price: $149,900
• Delta: -47.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-29,510
• Equity at exit: $22,351

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-32,524
• Equity at exit: $12,961

Cash invested: $41,972 (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 48612

• Home prices YoY: -23.3%
• Active inventory: 104
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-81

Break-even live

Break-even rent $1,199

Max offer price $135,527

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-39	+0% $-81	+5% $-124	+10% $-166
Rent	-10% $-168	-5% $-125	+0% $-81	+5% $-38	+10% $5
Rate	-1.0pp $-6	-0.5pp $-43	base $-81	+0.5pp $-120	+1.0pp $-160

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-04-22
   status Active 796-char remark

   Show marketing remark (1225 chars)

   Welcome to easy one-level living in this well-maintained 2006-built ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft all on one level with no steps, this home features a bright and open layout and is move-in ready for any buyer—qualifies for all loan types. Inside you’ll find 3 bedrooms, including a primary suite with a full bath and closet, and a second bedroom with a walk-in closet. There is an additional full bathroom, a separate laundry room, and a flexible space that can function as a home office or pantry depending on your needs. The heart of the home is the spacious great room combining the living room, dining area, and kitchen. The kitchen includes painted blue cabinets, refrigerator, and stove. Exterior features include vinyl siding, a covered front porch, and an attached 1.5-car garage that’s drywalled. Utilities include electric baseboard heat, Spectrum high-speed internet, a raised septic system, and a shared 5" well. Located on a paved road for an easy commute to US-10, West Branch, or surrounding areas, this property offers the best of rural living with convenience. Come see the space, layout, and potential this Beaverton home has to offer!

2. 2026-04-22
   status Active 1225-char remark

   Show marketing remark (1225 chars)

   Welcome to easy one-level living in this well-maintained 2006-built ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft all on one level with no steps, this home features a bright and open layout and is move-in ready for any buyer—qualifies for all loan types. Inside you’ll find 3 bedrooms, including a primary suite with a full bath and closet, and a second bedroom with a walk-in closet. There is an additional full bathroom, a separate laundry room, and a flexible space that can function as a home office or pantry depending on your needs. The heart of the home is the spacious great room combining the living room, dining area, and kitchen. The kitchen includes painted blue cabinets, refrigerator, and stove. Exterior features include vinyl siding, a covered front porch, and an attached 1.5-car garage that’s drywalled. Utilities include electric baseboard heat, Spectrum high-speed internet, a raised septic system, and a shared 5" well. Located on a paved road for an easy commute to US-10, West Branch, or surrounding areas, this property offers the best of rural living with convenience. Come see the space, layout, and potential this Beaverton home has to offer!

3. 2026-04-15
   historical Active Under Contract 796-char remark

   Show marketing remark (1225 chars)

   Welcome to easy one-level living in this well-maintained 2006-built ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft all on one level with no steps, this home features a bright and open layout and is move-in ready for any buyer—qualifies for all loan types. Inside you’ll find 3 bedrooms, including a primary suite with a full bath and closet, and a second bedroom with a walk-in closet. There is an additional full bathroom, a separate laundry room, and a flexible space that can function as a home office or pantry depending on your needs. The heart of the home is the spacious great room combining the living room, dining area, and kitchen. The kitchen includes painted blue cabinets, refrigerator, and stove. Exterior features include vinyl siding, a covered front porch, and an attached 1.5-car garage that’s drywalled. Utilities include electric baseboard heat, Spectrum high-speed internet, a raised septic system, and a shared 5" well. Located on a paved road for an easy commute to US-10, West Branch, or surrounding areas, this property offers the best of rural living with convenience. Come see the space, layout, and potential this Beaverton home has to offer!

4. 2026-04-15
   historical Accepting Backup Offers 1225-char remark

   Show marketing remark (1225 chars)

   Welcome to easy one-level living in this well-maintained 2006-built ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft all on one level with no steps, this home features a bright and open layout and is move-in ready for any buyer—qualifies for all loan types. Inside you’ll find 3 bedrooms, including a primary suite with a full bath and closet, and a second bedroom with a walk-in closet. There is an additional full bathroom, a separate laundry room, and a flexible space that can function as a home office or pantry depending on your needs. The heart of the home is the spacious great room combining the living room, dining area, and kitchen. The kitchen includes painted blue cabinets, refrigerator, and stove. Exterior features include vinyl siding, a covered front porch, and an attached 1.5-car garage that’s drywalled. Utilities include electric baseboard heat, Spectrum high-speed internet, a raised septic system, and a shared 5" well. Located on a paved road for an easy commute to US-10, West Branch, or surrounding areas, this property offers the best of rural living with convenience. Come see the space, layout, and potential this Beaverton home has to offer!

5. 2026-02-24
   price $149,900 1225-char remark

   Show marketing remark (1225 chars)

   Welcome to easy one-level living in this well-maintained 2006-built ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft all on one level with no steps, this home features a bright and open layout and is move-in ready for any buyer—qualifies for all loan types. Inside you’ll find 3 bedrooms, including a primary suite with a full bath and closet, and a second bedroom with a walk-in closet. There is an additional full bathroom, a separate laundry room, and a flexible space that can function as a home office or pantry depending on your needs. The heart of the home is the spacious great room combining the living room, dining area, and kitchen. The kitchen includes painted blue cabinets, refrigerator, and stove. Exterior features include vinyl siding, a covered front porch, and an attached 1.5-car garage that’s drywalled. Utilities include electric baseboard heat, Spectrum high-speed internet, a raised septic system, and a shared 5" well. Located on a paved road for an easy commute to US-10, West Branch, or surrounding areas, this property offers the best of rural living with convenience. Come see the space, layout, and potential this Beaverton home has to offer!

6. 2026-02-23
   price $149,900 796-char remark

   Show marketing remark (796 chars)

   Welcome to one-level living in this well-maintained 2006 ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft, this home qualifies for all loan types. The open layout includes 3 bedrooms, including a primary suite with full bath and closet, a second bedroom with walk-in closet, an additional full bath, separate laundry room, and a flexible office or pantry space. The great room combines the living, dining, and kitchen areas, featuring painted blue cabinets, refrigerator, and stove. Exterior highlights include vinyl siding, covered front porch, and a drywalled attached 1.5-car garage. Utilities include electric baseboard heat, Spectrum internet, raised septic, and shared 5'' well. Located on a paved road with easy access to US-10, West Branch, and nearby areas.

7. 2026-01-28
   listed $159,900 Active 1225-char remark

   Show marketing remark (1225 chars)

   Welcome to easy one-level living in this well-maintained 2006-built ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft all on one level with no steps, this home features a bright and open layout and is move-in ready for any buyer—qualifies for all loan types. Inside you’ll find 3 bedrooms, including a primary suite with a full bath and closet, and a second bedroom with a walk-in closet. There is an additional full bathroom, a separate laundry room, and a flexible space that can function as a home office or pantry depending on your needs. The heart of the home is the spacious great room combining the living room, dining area, and kitchen. The kitchen includes painted blue cabinets, refrigerator, and stove. Exterior features include vinyl siding, a covered front porch, and an attached 1.5-car garage that’s drywalled. Utilities include electric baseboard heat, Spectrum high-speed internet, a raised septic system, and a shared 5" well. Located on a paved road for an easy commute to US-10, West Branch, or surrounding areas, this property offers the best of rural living with convenience. Come see the space, layout, and potential this Beaverton home has to offer!

8. 2026-01-26
   historical
9. 2026-01-25
   listed $159,900 Active 796-char remark

   Show marketing remark (796 chars)

   Welcome to one-level living in this well-maintained 2006 ranch on a spacious ¾-acre lot in rural Beaverton. Offering 1,738 sq ft, this home qualifies for all loan types. The open layout includes 3 bedrooms, including a primary suite with full bath and closet, a second bedroom with walk-in closet, an additional full bath, separate laundry room, and a flexible office or pantry space. The great room combines the living, dining, and kitchen areas, featuring painted blue cabinets, refrigerator, and stove. Exterior highlights include vinyl siding, covered front porch, and a drywalled attached 1.5-car garage. Utilities include electric baseboard heat, Spectrum internet, raised septic, and shared 5'' well. Located on a paved road with easy access to US-10, West Branch, and nearby areas.

10. 2026-01-12
    historical
11. 2025-11-05
    price $169,000
12. 2025-11-04
    price $169,000
13. 2025-11-04
    price $169,000
14. 2025-10-14
    price $190,000
15. 2025-10-14
    price $190,000
16. 2025-10-14
    price $190,000
17. 2025-08-21
    listed $214,000 Active
18. 2025-08-21
    listed $214,000 Active
19. 2023-03-16
    historical
20. 2023-03-16
    historical
21. 2023-02-10
    status Active
22. 2023-02-03
    historical
23. 2022-09-21
    listed $139,500 Active
24. 2022-09-21
    listed $139,500 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: $1,185 · $99/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$561/yr (+$47/mo · 47.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,154
• − Mortgage interest: −$8,397
• − Property taxes: −$1,185
• − Insurance: −$750
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$4,361
• Taxable loss: −$3,643
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $-102/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: Beaverton Rural Schools
• NCES district ID: 2604440
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $39,200
• Composite: 25.54/100
• National rank: #7431
• State rank: #364 of 540 in MI

Livability — Beaverton

• Score: 70/100
• State rank: #323
• US rank: #7931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,505

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Romanian 5% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.55%
• Current HPI: 215.4508
• 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

+7.5% since first listed

24 events — show timeline

• 2026-04-22 Relisted — WWMLS
• 2026-04-22 Relisted — MiRealSource-MiMLS
• 2026-04-15 Contingent — WWMLS
• 2026-04-15 Contingent — MiRealSource-MiMLS
• 2026-02-24 Price Changed $149,900 MiRealSource-MiMLS
• 2026-02-23 Price Changed $149,900 WWMLS
• 2026-01-28 Listed $159,900 MiRealSource-MiMLS
• 2026-01-26 Listing Removed — MiRealSource-MiMLS
• 2026-01-25 Listed $159,900 WWMLS
• 2026-01-12 Listing Removed — REALCOMP
• 2025-11-05 Price Changed $169,000 MiRealSource-MiMLS
• 2025-11-04 Price Changed $169,000 REALCOMP
• 2025-11-04 Price Changed $169,000 SW Michigan MLS
• 2025-10-14 Price Changed $190,000 MiRealSource-MiMLS
• 2025-10-14 Price Changed $190,000 REALCOMP
• 2025-10-14 Price Changed $190,000 SW Michigan MLS
• 2025-08-21 Listed $214,000 REALCOMP
• 2025-08-21 Listed $214,000 MiRealSource-MiMLS
• 2023-03-16 Listing Removed — MiRealSource-MiMLS
• 2023-03-16 Listing Removed — REALCOMP
• 2023-02-10 Relisted — REALCOMP
• 2023-02-03 Listing Removed — REALCOMP
• 2022-09-21 Listed $139,500 MiRealSource-MiMLS
• 2022-09-21 Listed $139,500 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $1,185 · -4.8% YoY. Source: county tax records.