1 White Pine Way · Kinross, MI 49788

$165,000

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 5 Days on market

Built 1961 4,356 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

#1 White Pine Way is completely remodeled. 3 bed, 2 bath, layout has been altered with a bedroom and bath located on the main level. Open concept kitchen with Oak cabinets and breakfast bar, 2 car detached garage, fenced in yard on corner lot. This unit is occupied by a Tenant. #3 White Pine Way, 3 bed, 1 bath is vacant and move-in ready, bedrooms are on the upper level, full basement, fenced yard, shed.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: Garage with garage door opener
• Utilities: Public water
• Home design: Single-family residence; Residential property; Three or more levels
• Construction: Vinyl siding; Slab and concrete perimeter foundation
• Exterior features: Metal roof; Shed(s); Irregular lot

Interior

• Kitchen: Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Double-pane windows; Unfinished basement
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (35.5% below list).
• Recommended offer: $106k (35.5% 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: 6 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 $18k of equity ($1k loan paydown + $16k 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.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $78k; list at $165k implies a 112% gain — meaningful room to come down on a strong offer.

Recommended offer $106,433 (35.5% 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. Built in 1961 — 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: 0.65% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $61,124
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Kincheloe Dr	0.10mi	4/1.0 (+1)	1,083 (+4%)	20mo	$63,360	$59	62

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $80,288
• Equity at exit: $148,645

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $243,753
• Equity at exit: $320,559

Cash invested: $46,200 (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 49788

• Home prices YoY: 12.3%
• Active inventory: 6
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-149

Break-even live

Break-even rent $1,253

Max offer price $138,652

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $165,000 Active 5 DOM
2. 2026-06-17
   days on market $165,000 Active 4 DOM
3. 2026-06-16
   days on market $165,000 Active 3 DOM
4. 2026-06-15
   days on market $165,000 Active 2 DOM
5. 2026-06-14
   remarks 581-char remark
6. 2026-06-14
   listed $165,000 Active 1 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: $671 · $56/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$935/yr (+$78/mo · 139.3%)

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

Taxation est. · year 1

• Rental income: $12,772
• − Mortgage interest: −$9,243
• − Property taxes: −$671
• − Insurance: −$825
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$4,800
• Taxable loss: −$4,810
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $-635/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 — Kinross

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

Census & demographics

• Census place: Kincheloe, MI
• Population (ZIP): 3,979

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 45% Black 18% Native American 17% Two or more races 14% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

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: ▲ 18.24%
• Current HPI: 165.9577
• 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

+111.5% since first listed

4 events — show timeline

• 2026-06-13 Listed $165,000 EUPBR
• 2021-03-17 Sold (Public Records) $78,000 Public Records
• 2021-03-17 Sold (MLS) — EUPBR
• 2021-02-04 Listed $78,000 EUPBR

Property tax history

-2.7%/yr

Latest (2021): $671 · -31.4% YoY. Source: county tax records.