N11740 M-35 · Cedarville, MI 49887

$145,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 27 Days on market

Built 1994 10 ac 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).

• Cash flow +15.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +4.7/10.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 10 - acre property featuring a single-wide home with a full basement and both interior and exterior basement access. Enjoy peaceful mornings and relaxing evenings on the oversized back deck overlooking the pond. Need extra space? This property also offers a pole building with 200 amp electrical service- perfect for storage, projects, or recreational equipment. The steel roof adds durability and peace of mind for years to come. Plenty of room to enjoy the outdoors, entertain, and make this property your own! Interior photos coming soon Will not qualify for all loan types. Property being sold AS IS Condition SHOWINGS TO BEGIN 05-27-2026

Key facts

• 10 acre property
• Oversized back deck
• Full basement

Tags

• 10 ACRE PROPERTY
• FULL BASEMENT
• OVERSIZED BACK DECK
• POLE BUILDING
• 200 AMP ELECTRICAL SERVICE
• STEEL ROOF

Property features AI

Finance

• Other: Some items included: stove, washer, dryer, refrigerator, dishwasher, water softener; certain personal/leased items excluded

Exterior

• Parking: Detached tandem garage for 4+ cars; 4 garage parking spaces
• Utilities: Well water; Private septic system; LP gas for heating
• Home design: Single-family, 1-story home; Construction completed; Residential zoning; Parcel of approximately 10 acres (10+ acres)
• Construction: Vinyl exterior construction
• Exterior features: Deck; Vinyl exterior; Pond on the property; Storage shed/outbuilding

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Master bedroom (Main level) — 9 x 15; Bedroom 2 (Main level) — 11 x 15; Bedroom 3 (Main level) — 10 x 15
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (LP gas); Central air conditioning
• Interior features: Full poured concrete basement; Bonus room in the garage
• Laundry & utility: Washer; Dryer; Included water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $56 ($669/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (20.1% below list).
• Recommended offer: $116k (20.1% 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.
• Stephenson Area Public Schools (rural): math 39% / reading 50% proficiency, ranked #158 of 540 in MI (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 26 units permitted in Menominee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.7% local appreciation)).
• Menominee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,783 (20.1% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $423,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N11564 Blue Fox Ln	0.52mi	2/1.0 (-1)	1,148 (-6%)	21mo	$400,000	$348	39

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

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.84×
• Total profit: $34,052
• Equity at exit: $79,136

10-year hold

• IRR: 14.4%
• Equity multiple: 3.49×
• Total profit: $101,163
• Equity at exit: $134,134

Cash invested: $40,600 (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 49887

• Home prices YoY: 1.8%
• Active inventory: 10
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $56

Break-even live

Break-even rent $1,087

Max offer price $145,000

Occupancy floor 90%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 27 DOM
2. 2026-06-17
   days on market $145,000 Active 26 DOM
3. 2026-06-16
   days on market $145,000 Active 25 DOM
4. 2026-06-15
   days on market $145,000 Active 24 DOM
5. 2026-06-13
   days on market $145,000 Active 22 DOM
6. 2026-06-12
   days on market $145,000 Active 21 DOM
7. 2026-06-09
   days on market $145,000 Active 18 DOM
8. 2026-06-08
   days on market $145,000 Active 17 DOM
9. 2026-06-07
   days on market $145,000 Active 16 DOM
10. 2026-06-07
    days on market $145,000 Active 15 DOM
11. 2026-06-04
    days on market $145,000 Active 12 DOM
12. 2026-06-02
    days on market $145,000 Active 11 DOM
13. 2026-06-01
    days on market $145,000 Active 10 DOM
14. 2026-05-31
    days on market $145,000 Active 9 DOM
15. 2026-05-31
    days on market $145,000 Active 8 DOM
16. 2026-05-21
    listed $145,000 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: $457 · $38/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$888/yr (+$74/mo · 194.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,894
• − Mortgage interest: −$8,122
• − Property taxes: −$457
• − Insurance: −$725
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$4,218
• Taxable loss: −$1,852
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,114/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: Stephenson Area Public Schools
• NCES district ID: 2633000
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $44,428
• Composite: 37.65/100
• National rank: #4372
• State rank: #158 of 540 in MI

Livability — Cedarville

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

Census & demographics

• Population (ZIP): 2,735

Population outlook (Menominee County) Hauer SSP2

• Today (2025): 22,668 people
• By 2030: 21,986 · -3.0%
• By 2040: 20,196 · -10.9%
• By 2050: 18,335 · -19.1%
• By 2075: 14,771 · -34.8%
• By 2100: 10,999 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Lithuanian 9% Portuguese 5%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 5% Spanish 2%

Political lean MEDSL · Menominee

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -43.8pp toward R · 2008: 10.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+30.1 2016: R+29.4 2012: R+2.9 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.65%
• Current HPI: 260.0642
• 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

1 event — show timeline

• 2026-05-21 Listed $145,000 RANW