208 W Avenue C Ave · McMillan, MI 49868

$168,000

5 bd · 1.0 ba · 1,682 sqft · SingleFamily public records · 34 Days on market

Built 1968 8,712 sqft lot Est $155k · 9% over

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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 +15.7/30.0
• DSCR +4.9/10.0
• ARV discount +3.6/15.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 5-bedroom home located in the Village of Newberry with convenient access to schools, shopping, and local amenities. The main level features 2 bedrooms, a remodeled bathroom, main floor laundry, and an updated kitchen with all new cabinetry and finishes. The upper level offers 3 additional bedrooms, including one unfinished room with new drywall already installed and potential for a future bathroom, office, or additional living space. Recent improvements include new flooring throughout, anew furnace installed in the winter of 2024 that is equipped for central air, and replacement of the water main from the house to the street. The attached finished garage is insulated and heated with a newer natural gas heater, providing excellent year-round workspace or storage.

Key facts

• New furnace
• New flooring
• Updated kitchen

Tags

• REMODELED HOME
• UPDATED KITCHEN
• NEW FLOORING
• NEW FURNACE
• REPLACEMENT OF WATER MAIN
• FINISHED GARAGE

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted); Property type: Residential; Lot approx. 0.2 acres (frontage 60 ft); Located in the Village of Newberry

Exterior

• Parking: Detached garage with 2 parking spaces
• Utilities: Public water; Public sewer at street; Natural gas connected; 200+ amp electric service; Gas water heater; Cable available
• Home design: Residential 2-story structure; Built in 1968; Basement present (full, unfinished)
• Construction: Vinyl siding; Basement foundation
• Exterior features: Porch; Shed and garage outbuildings; Walkable to school, sidewalks nearby, in city limits; Road frontage

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: First-floor bedroom (13 x 11); Second bedroom on first floor (13 x 9); Third bedroom on second floor (approx. 14 wide); Fourth bedroom on second floor (11 x 11); Fifth bedroom on second floor (16 x 11); Master bedroom
• Bathrooms: Main floor full bathroom (total: 1)
• Heating & cooling: Forced air heating; Supplemental wood heat; No central cooling
• Interior features: Living room fireplace with wood-burning insert; Sump pump; Window treatments
• Laundry & utility: Washer; Dryer; Lower-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $75 ($901/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 $137k (18.4% below list).
• Recommended offer: $137k (18.4% 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.
• Tahquamenon Area Schools (town): math 23% / reading 37% proficiency, ranked #374 of 540 in MI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 9 units permitted in Luce 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 $5k of value loss. Plan a longer hold.
• Luce County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 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 $77k; list at $168k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $137,076 (18.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 0.82% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $154,744
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 W Ave B	0.17mi	4/2.0 (-1)	1,734 (+3%)	18mo	$170,000	$98	63
321 W McMillan Ave Ave	0.22mi	5/1.0	1,920 (+14%)	9mo	$152,000	$79	59
114 W John St	0.43mi	4/2.0 (-1)	1,529 (-9%)	20mo	$140,000	$92	39
518 E Mcmillan Ave	0.59mi	4/2.0 (-1)	1,547 (-8%)	23mo	$90,000	$58	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-22,515
• Equity at exit: $25,049

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-13,746
• Equity at exit: $14,526

Cash invested: $47,040 (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 49868

• Home prices YoY: -16.8%
• Active inventory: 67
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $75

Break-even live

Break-even rent $1,276

Max offer price $168,000

Occupancy floor 90%

Sensitivity live

Price	-10% $170	-5% $123	+0% $75	+5% $28	+10% $-20
Rent	-10% $-33	-5% $21	+0% $75	+5% $129	+10% $183
Rate	-1.0pp $160	-0.5pp $118	base $75	+0.5pp $32	+1.0pp $-13

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $168,000 Active 34 DOM
2. 2026-06-21
   days on market $168,000 Active 33 DOM
3. 2026-06-18
   days on market $168,000 Active 31 DOM
4. 2026-06-17
   days on market $168,000 Active 30 DOM
5. 2026-06-16
   days on market $168,000 Active 29 DOM
6. 2026-06-15
   days on market $168,000 Active 28 DOM
7. 2026-06-13
   days on market $168,000 Active 26 DOM
8. 2026-06-12
   days on market $168,000 Active 25 DOM
9. 2026-06-09
   days on market $168,000 Active 22 DOM
10. 2026-06-08
    days on market $168,000 Active 21 DOM
11. 2026-06-07
    days on market $168,000 Active 20 DOM
12. 2026-06-07
    days on market $168,000 Active 19 DOM
13. 2026-06-04
    days on market $168,000 Active 16 DOM
14. 2026-06-02
    days on market $168,000 Active 15 DOM
15. 2026-06-01
    days on market $168,000 Active 14 DOM
16. 2026-05-31
    days on market $168,000 Active 13 DOM
17. 2026-05-31
    days on market $168,000 Active 12 DOM
18. 2026-05-19
    listed $174,900 Active 793-char remark

    Show marketing remark (793 chars)

    Completely remodeled 5-bedroom home located in the Village of Newberry with convenient access to schools, shopping, and local amenities. The main level features 2 bedrooms, a remodeled bathroom, main floor laundry, and an updated kitchen with all new cabinetry and finishes. The upper level offers 3 additional bedrooms, including one unfinished room with new drywall already installed and potential for a future bathroom, office, or additional living space. Recent improvements include new flooring throughout, anew furnace installed in the winter of 2024 that is equipped for central air, and replacement of the water main from the house to the street. The attached finished garage is insulated and heated with a newer natural gas heater, providing excellent year-round workspace or storage.

19. 2026-05-18
    listed $174,900 Active 1309-char remark

    Show marketing remark (1309 chars)

    Completely remodeled 5-bedroom home located in the Village of Newberry with convenient access to schools, shopping, and local amenities. The main level features 2 bedrooms, a remodeled bathroom, main floor laundry, and an updated kitchen with all new cabinetry and finishes. The upper level offers 3 additional bedrooms, including one unfinished room with new drywall already installed and potential for a future bathroom, office, or additional living space. Recent improvements include new flooring throughout, a new furnace installed in the winter of 2024 that is equipped for central air, and replacement of the water main from the house to the street. The attached finished garage is insulated and heated with a newer natural gas heater, providing excellent year-round workspace or storage. An all-season sunroom off the kitchen includes a heat register for added comfort during the colder months. This move-in ready home offers plenty of space and many recent updates in a convenient in-town location in the heart of Michigan's Upper Peninsula. The Village of Newberry offers may day trips for tourist attractions including The Tahquamenon Falls, Oswald's Bear Ranch, located less than 30 minutes from Lake Michigan and Lake Superior with the Pine Stump Junction offering great snowmobile and ORV riding.

20. 2026-05-18
    listed $174,900 Active 1309-char remark

    Show marketing remark (1309 chars)

    Completely remodeled 5-bedroom home located in the Village of Newberry with convenient access to schools, shopping, and local amenities. The main level features 2 bedrooms, a remodeled bathroom, main floor laundry, and an updated kitchen with all new cabinetry and finishes. The upper level offers 3 additional bedrooms, including one unfinished room with new drywall already installed and potential for a future bathroom, office, or additional living space. Recent improvements include new flooring throughout, a new furnace installed in the winter of 2024 that is equipped for central air, and replacement of the water main from the house to the street. The attached finished garage is insulated and heated with a newer natural gas heater, providing excellent year-round workspace or storage. An all-season sunroom off the kitchen includes a heat register for added comfort during the colder months. This move-in ready home offers plenty of space and many recent updates in a convenient in-town location in the heart of Michigan's Upper Peninsula. The Village of Newberry offers may day trips for tourist attractions including The Tahquamenon Falls, Oswald's Bear Ranch, located less than 30 minutes from Lake Michigan and Lake Superior with the Pine Stump Junction offering great snowmobile and ORV riding.

21. 2022-05-16
    soldstatus $77,000
22. 2022-05-16
    soldstatus $77,000
23. 2021-11-08
    listed $74,900

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$953/yr (+$79/mo · 139.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,449
• − Mortgage interest: −$9,411
• − Property taxes: −$682
• − Insurance: −$840
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,887
• Taxable loss: −$2,002
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $1,382/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: Tahquamenon Area Schools
• NCES district ID: 2625350
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $38,217
• Composite: 25.03/100
• National rank: #7553
• State rank: #374 of 540 in MI

Livability — McMillan

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

Census & demographics

• Census place: Newberry, MI
• Population (ZIP): 5,231

Population outlook (Luce County) Hauer SSP2

• Today (2025): 6,185 people
• By 2030: 6,049 · -2.2%
• By 2040: 5,756 · -6.9%
• By 2050: 5,481 · -11.4%
• By 2075: 4,729 · -23.5%
• By 2100: 3,631 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Native American 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Luce

• 2024 margin: Solid R (+46.9) · D 25.8% · R 72.7% · Other 1.5%
• 2008→2024 swing: -36.0pp toward R · 2008: -10.9pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+42.2 2016: R+41.7 2012: R+22.2 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.69%
• Current HPI: 132.0633
• 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

+133.5% since first listed

6 events — show timeline

• 2026-05-19 Listed $174,900 EUPBR
• 2026-05-18 Listed $174,900 UPAR
• 2026-05-18 Listed $174,900 MiRealSource-MiMLS
• 2022-05-16 Sold (Public Records) $77,000 Public Records
• 2022-05-16 Sold (MLS) $77,000 EUPBR
• 2021-11-08 Listed $74,900 EUPBR

Property tax history

+7.2%/yr

Latest (2016): $682 · +23.2% YoY. Source: county tax records.