5247 N Access Rd · Irons, MI 49644

$69,900

1 bd · 0.5 ba · 591 sqft · SingleFamily public records · 56 Days on market

Built 1953 0.37 ac lot $118/sqft · 62% below area

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Why this score? — see what drove the C+ 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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Little Manistee River Access doesn't get more affordable then this! Not to mention access to all the trails the Irons area as to offer. Plus you don't have all the noise as it is a private drive with ingress/egress access only for ORV's. Loaded with possibilities, this little one bedroom cabin is a great 'starter' cabin offering large living room windows for a great secluded view, a fireplace and wall furnace to keep you warm (seller never used either as it was a summer cottage for them), large eat in kitchen, mostly furnished with extra beds for the family, and an attached garage/storage area. There is also a 'roof over' to store your 5th wheel. The lot is wooded, within walking distance to the river and lots of public land for all your hunting, fishing and trail riding needs. Rustic but charming and has everything you need at a great price!

Key facts

• Large eat in kitchen
• Attached garage
• Private drive

Tags

• LITTLE MANISTEE RIVER ACCESS
• PRIVATE DRIVE
• LARGE LIVING ROOM WINDOWS
• FIREPLACE
• LARGE EAT IN KITCHEN
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($766 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Lake County population projected at -22% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago 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 $43k; list at $70k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $186,256
• List price: $69,900
• Delta: -62.47%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $44,779
• Equity at exit: $62,971

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $126,653
• Equity at exit: $135,800

Cash invested: $19,572 (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 49644

• Home prices YoY: 12.6%
• Active inventory: 64
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $766 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $105

Break-even live

Break-even rent $633

Max offer price $69,900

Occupancy floor 81%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-19
   status Pending 854-char remark

   Show marketing remark (860 chars)

   Little Manistee River Access doesn't get more affordable then this! Not to mention access to all the trails the Irons area as to offer. Plus you don't have all the noise as it is a private drive with ingress/egress access only for ORV's. Loaded with possibilities, this little one bedroom cabin is a great 'starter' cabin offering large living room windows for a great secluded view, a fireplace and wall furnace to keep you warm (seller never used either as it was a summer cottage for them), large eat in kitchen, mostly furnished with extra beds for the family, and an attached garage/storage area. There is also a 'roof over' to store your 5th wheel. The lot is wooded, within walking distance to the river and lots of public land for all your hunting, fishing and trail riding needs. Rustic but charming and has everything you need at a great price!

2. 2026-05-19
   status Pending 860-char remark

   Show marketing remark (860 chars)

   Little Manistee River Access doesn't get more affordable then this! Not to mention access to all the trails the Irons area as to offer. Plus you don't have all the noise as it is a private drive with ingress/egress access only for ORV's. Loaded with possibilities, this little one bedroom cabin is a great 'starter' cabin offering large living room windows for a great secluded view, a fireplace and wall furnace to keep you warm (seller never used either as it was a summer cottage for them), large eat in kitchen, mostly furnished with extra beds for the family, and an attached garage/storage area. There is also a 'roof over' to store your 5th wheel. The lot is wooded, within walking distance to the river and lots of public land for all your hunting, fishing and trail riding needs. Rustic but charming and has everything you need at a great price!

3. 2026-03-24
   listed $69,900 Active

   Show marketing remark (860 chars)

   Little Manistee River Access doesn't get more affordable then this! Not to mention access to all the trails the Irons area as to offer. Plus you don't have all the noise as it is a private drive with ingress/egress access only for ORV's. Loaded with possibilities, this little one bedroom cabin is a great 'starter' cabin offering large living room windows for a great secluded view, a fireplace and wall furnace to keep you warm (seller never used either as it was a summer cottage for them), large eat in kitchen, mostly furnished with extra beds for the family, and an attached garage/storage area. There is also a 'roof over' to store your 5th wheel. The lot is wooded, within walking distance to the river and lots of public land for all your hunting, fishing and trail riding needs. Rustic but charming and has everything you need at a great price!

4. 2026-03-24
   listed $69,900 Active 854-char remark

   Show marketing remark (860 chars)

   Little Manistee River Access doesn't get more affordable then this! Not to mention access to all the trails the Irons area as to offer. Plus you don't have all the noise as it is a private drive with ingress/egress access only for ORV's. Loaded with possibilities, this little one bedroom cabin is a great 'starter' cabin offering large living room windows for a great secluded view, a fireplace and wall furnace to keep you warm (seller never used either as it was a summer cottage for them), large eat in kitchen, mostly furnished with extra beds for the family, and an attached garage/storage area. There is also a 'roof over' to store your 5th wheel. The lot is wooded, within walking distance to the river and lots of public land for all your hunting, fishing and trail riding needs. Rustic but charming and has everything you need at a great price!

5. 2026-03-24
   listed $69,900 Active 860-char remark

   Show marketing remark (860 chars)

   Little Manistee River Access doesn't get more affordable then this! Not to mention access to all the trails the Irons area as to offer. Plus you don't have all the noise as it is a private drive with ingress/egress access only for ORV's. Loaded with possibilities, this little one bedroom cabin is a great 'starter' cabin offering large living room windows for a great secluded view, a fireplace and wall furnace to keep you warm (seller never used either as it was a summer cottage for them), large eat in kitchen, mostly furnished with extra beds for the family, and an attached garage/storage area. There is also a 'roof over' to store your 5th wheel. The lot is wooded, within walking distance to the river and lots of public land for all your hunting, fishing and trail riding needs. Rustic but charming and has everything you need at a great price!

6. 2023-01-27
   soldstatus $43,000 Sold
7. 2023-01-27
   soldstatus $43,000 Sold
8. 2023-01-27
   soldstatus $43,000 Closed
9. 2022-11-02
   status Pending
10. 2022-11-02
    status Pending
11. 2022-11-02
    status Pending
12. 2022-09-09
    status Active
13. 2022-09-09
    status Active
14. 2022-09-02
    status Pending
15. 2022-07-22
    status Pending
16. 2022-07-22
    status Pending
17. 2022-06-23
    listed $49,900 Active
18. 2022-06-23
    listed $49,900 Active
19. 2022-06-23
    listed $49,900 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,196
• − Mortgage interest: −$3,915
• − Property taxes: −$1,256
• − Insurance: −$350
• − Repairs & maintenance: −$736
• − Management: −$736
• − Depreciation: −$2,033
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,219/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Irons

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

Census & demographics

• Population (ZIP): 1,846

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Iranian 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.53%
• Current HPI: 236.7989
• 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

+40.1% since first listed

19 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — SW Michigan MLS
• 2026-03-24 Listed $69,900 REALCOMP
• 2026-03-24 Listed $69,900 SW Michigan MLS
• 2026-03-24 Listed $69,900 MiRealSource-MiMLS
• 2023-01-27 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2023-01-27 Sold (MLS) $43,000 SW Michigan MLS
• 2023-01-27 Sold (MLS) $43,000 REALCOMP
• 2022-11-02 Pending — MiRealSource-MiMLS
• 2022-11-02 Pending — REALCOMP
• 2022-11-02 Pending — SW Michigan MLS
• 2022-09-09 Relisted — REALCOMP
• 2022-09-09 Relisted — SW Michigan MLS
• 2022-09-02 Pending — SW Michigan MLS
• 2022-07-22 Pending — REALCOMP
• 2022-07-22 Pending — SW Michigan MLS
• 2022-06-23 Listed $49,900 MiRealSource-MiMLS
• 2022-06-23 Listed $49,900 SW Michigan MLS
• 2022-06-23 Listed $49,900 REALCOMP

Property tax history

+12.7%/yr

Latest (2024): $1,256 · +2.9% YoY. Source: county tax records.