Roscommon (MI) Investor Pulse Report (2025-Q4)

Roscommon County exhibits minimal investor penetration, with landlords owning just 19 (0.2%) of the 9,595 total SFR properties in the market. This indicates a predominantly non-investor-owned housing landscape.

Individual investors maintain a majority in the small investor market, owning 11 (57.9%) of the 19 SFR properties, compared to companies which own 8 properties (42.1%). This suggests a foundational presence of smaller, local landlords.

There are 20 distinct landlord entities in the county for 19 properties, implying that most landlords are single-property owners, which aligns with the observed small-scale nature of the market.

A striking 17 of the 19 investor-owned properties (89.5%) were acquired with cash, signifying a strong preference for unencumbered assets or a lack of reliance on traditional financing among investors in this market. Only 2 properties (10.5%) are reported as financed.

Only 3 properties are explicitly listed as rented, which suggests a significant portion of investor-owned properties (16 out of 19) might be vacant, in transition, or rented informally, given the definition of a landlord includes non-owner-occupied status.

The data highlights Roscommon County as a highly localized, small-scale investor market, predominantly driven by individuals and cash purchases, with minimal impact from larger, institutionally financed operations.

Despite reported average prices, landlords in Roscommon County did not make any SFR acquisitions in either Q4 or Q3 2025, or even across the entire Year 2025. This indicates a complete pause in active buying by investor entities during recent periods.

Based on listed figures without actual transactions, landlords showed a substantial theoretical discount of $78,089, or 35.8% less than traditional homeowners in Q4 2025, with an average price of $140,000 compared to homeowner's $218,089. This figure should be interpreted with extreme caution due to the lack of actual purchases.

The hypothetical price gap was even wider in Q3 2025, with landlords at a theoretical $137,402 versus homeowners at $261,837, representing a massive $124,435 (47.5%) discount. This trend of increasing theoretical discounts across quarters suggests a potential divergence in market valuation for investors versus homeowners, but again, with no transactions to validate.

The theoretical average landlord acquisition price for Year 2025 was $138,701, marking a substantial 36.8% decrease from the $219,500 average recorded during the 2020-2023 pandemic boom era, also with 0 properties acquired. This highlights a hypothetical depreciation in investor property values or target prices.

The complete absence of landlord purchases in the reported timeframes suggests either an extreme lack of suitable inventory, a highly unfavorable market for investor entry, or a complete withdrawal of investor capital from Roscommon County in recent quarters.

The significant theoretical discounts, if actualized, would signal a market where landlords could potentially acquire properties at highly favorable rates compared to homeowners, but the current data shows no actualization of this potential.

Landlords made only 1 purchase out of 80 total SFR purchases in Roscommon County during Q4 2025, accounting for a negligible 1.2% of the market activity. This indicates a near-complete absence of investor buying this quarter.

The single landlord purchase in Q4 was made exclusively by a mom-and-pop landlord from the 3-5 property tier, underscoring the small-scale, local nature of the active investor segment in the county.

Institutional investors (Tier 09) registered zero purchases in Q4, confirming their complete non-participation in new acquisitions within Roscommon County during this period.

Non-landlord buyers accounted for the vast majority of Q4 purchases, acquiring 79 of the 80 SFR properties, further highlighting the minimal current influence of investors on the market.

With only one landlord purchase, Roscommon County's housing market for Q4 was almost entirely driven by traditional homeowner activity, suggesting a market less susceptible to large-scale investor influence.

The Q4 purchase was made by an existing small landlord (3-5 properties), meaning no new single-property landlords (Tier 01) entered the market during this quarter.

Mom-and-pop landlords (1-10 properties) collectively own a significant 73.7% of all investor-owned SFR properties in Roscommon County, totaling 14 properties across Tiers 01-04. This highlights their foundational role in the local rental market.

The small landlord tier (3-5 properties) is the most concentrated, accounting for 10 properties, or 52.6% of the entire investor-owned portfolio, indicating this segment as the primary driver of landlord activity and holdings.

Despite the small overall market size, institutional investors (1000+ properties) hold a notable 2 properties, representing 10.5% of the investor-owned SFR. This suggests a niche, albeit limited, presence of large-scale capital in a predominantly mom-and-pop market.

The remaining investor-owned properties are thinly distributed across various mid-size tiers, with Tier 01 (1 property), Tier 02 (2 properties), Tier 04 (1 property), Tier 05 (1 property), Tier 06 (1 property), and Tier 08 (1 property), showcasing a diverse but very small distribution beyond the 3-5 property tier.

Critical insights into price variations between different investor tiers are unavailable for Roscommon County, preventing analysis of whether larger or smaller investors secure properties at different price points.

The high concentration in smaller tiers and distributed, yet minimal, presence in larger tiers, strongly suggests that the Roscommon County investor market is predominantly locally driven and not a target for significant national or institutional portfolio expansion.

Individual investors exclusively own all properties in the Single-property (Tier 01) and Small landlord (3-5 properties, Tier 03) tiers, accounting for 1 property and 10 properties, respectively. This confirms the mom-and-pop nature of the smallest portfolio sizes.

Conversely, company investors are the sole owners of properties in Tiers 02 (2 properties), Tier 04 (1 property), Tier 05 (1 property), Tier 06 (1 property), Tier 08 (1 property), and Tier 09 (2 properties). This indicates a complete segregation of owner types by tier in Roscommon County.

There is no tier where individual and company ownership coexist and a crossover point can be identified; instead, each tier is entirely dominated by either individual or company investors. Companies hold 100% of the properties in every tier where they have a presence.

Institutional investors (Tier 09) own 2 properties, and based on the ownership split analysis, these are exclusively company-owned, highlighting that even the largest tier of investors in this county is corporate in nature.

The dataset lacks specific pricing information broken down by owner type within each tier, preventing any analysis of whether individual or company investors secure properties at different price points.

The observed segregation suggests individual investors prefer very small, foundational portfolios (1-5 properties), while company entities are involved across a broader range of mid-to-larger (2+ properties) portfolio sizes, from two-property to institutional.

The majority of investor-owned properties in Roscommon County are concentrated within a few zip codes. MI-Roscommon-48629 leads with 7 properties, followed by MI-Roscommon-48653 with 5 properties. Together, these two zip codes hold 12 of the county's 19 investor-owned SFR properties, representing 63.2%.

While MI-Roscommon-48629 has the highest count of investor properties, MI-Roscommon-48624 exhibits the highest investor ownership rate at 1.3%, despite having only 1 investor-owned property. This highlights that a high percentage does not always correlate with a high volume of properties in smaller markets.

Across all listed zip codes, the investor ownership rates remain very low, ranging from 0.2% to 1.3%. This reinforces the overall finding that investor activity has a minimal footprint across Roscommon County's housing market.

The sparse distribution, with several zip codes showing no listed properties, indicates that investor activity is not widespread but rather confined to very specific, small pockets within the county.

Critical insights into how acquisition prices vary across these distinct zip codes are not provided in the dataset, limiting the understanding of localized market value for investors.

The limited geographic concentration suggests that landlord activity is unlikely to exert significant market-wide pressure on housing supply or prices across the entire county, with any effects likely confined to the few identified zip code areas.

Landlords in Roscommon County have been consistent net sellers over the past two years, divesting 8 more properties than they bought in 2024 (2 buys vs. 10 sells) and 3 more in 2025 (2 buys vs. 5 sells). This signifies a market where investors are generally exiting.

In a slight change from prior trends, Q4 2025 saw landlords achieve a neutral transaction balance, with 1 buy and 1 sell. This follows a period in Q3 2025 where they were net sellers (1 buy vs. 3 sells).

Overall landlord transaction volume has significantly decreased from 2024 (12 total transactions: 2 buys, 10 sells) to 2025 (7 total transactions: 2 buys, 5 sells), indicating a reduction in market liquidity or investor engagement.

The dataset explicitly shows no historical transaction data for institutional investors (1000+ tier) in Roscommon County, implying their complete absence from transactional activity in this market.

The provided data lacks average buy prices and average sell prices for historical transactions, preventing an analysis of implied profit margins or pricing strategies over time.

The prevailing net seller status suggests that landlords are either capitalizing on property values or finding better opportunities elsewhere, potentially making more properties available for owner-occupants in the county.

The extremely low transaction counts (e.g., 1 buy/1 sell in Q4) highlight the very limited scale of the investor market in Roscommon County, making trends highly sensitive to individual decisions.

Landlords were involved in a minuscule 0.8% of the total 128 SFR transactions in Roscommon County during Q4 2025, reflecting extremely low market participation from investors.

The entirety of Q4 landlord transaction activity consisted of a single purchase by a mom-and-pop landlord (from the 3-5 properties tier) at an average price of $140,000. This tier also had one sell transaction, as per Section 11, making them net neutral.

Institutional investors (Tier 09) recorded no transactions in Q4, reiterating their absence from current market activity in Roscommon County.

The single landlord purchase in Q4 was not sourced from another landlord (0.0% bought from landlords), indicating a complete lack of inter-landlord trading within the county for this period.

While an average purchase price of $140,000 is noted for the small landlord (3-5) tier's Q4 activity, there is no comparable pricing data for other tiers, particularly institutional, to draw price comparison insights.

With such low landlord involvement, the Q4 transaction landscape was overwhelmingly dominated by non-landlord buyers and sellers, dictating price discovery and inventory movement.

The very low transaction volumes across all landlord segments signify a highly illiquid investor market, where properties change hands infrequently among investors.