1033 D Rd · Ford River, MI 49807

$85,000

2 bd · None ba · 480 sqft · SingleFamily public records · 36 Days on market

Built 1900 14 ac lot $177/sqft · 46% above area Est $58k · 46% over ↓ 32% since listing

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

Listing remarks MLS

Check out this camp located on just under 15 acres in Ford River Township! It is surrounded by thousands of acres of state land that has side by side trails throughout. This property has endless potential. There are all new windows installed, a new front door, all new drywall, trim, electrical ran, and paint throughout the interior with the original hardwood floors. There is a sauna that just needs a stove for relaxing after a long day of riding the trails or sitting in a blind, an outhouse, a shed, and a garage for all storage needs. There are three blinds on the property that will remain but may need some work done to them. Deer, grouse, turkey, and bear have all been spotted on the property. Schedule your showing today!

Key facts

• New drywall
• 15 acres
• New trim

Tags

• 15 ACRES
• NEW WINDOWS
• NEW FRONT DOOR
• NEW DRYWALL
• NEW TRIM
• NEW ELECTRICAL

Property features AI

Finance

• Other: Approximately 14.41 acres; 659 feet frontage; Adjoins state/federal land; Directions available to property

Exterior

• Parking: Detached 1-car garage; 3 or more parking spaces
• Utilities: LP/propane gas heat fuel; Generator not included for electric; No public water listed; Holding tank for sewer; No water heater listed; Seasonal road access
• Home design: Residential property; 1 to 4 units; 1-story; Built in 1900; Property faces a road; Adjoins state/federal land; Rural view; Deep and large lot
• Construction: Masonite exterior; Piers foundation; Roof has green features
• Exterior features: Porch; Shed; Detached garage; Outhouse; Sauna (outbuilding)

Interior

• Kitchen: Microwave
• Bedrooms: Main level bedroom (10 x 8); Main level bedroom (9 x 8); First-floor bedroom
• Bathrooms: Not applicable
• Heating & cooling: Wall heating; No cooling system
• Interior features: Spa/Sauna; Living room (19 x 14)
• Laundry & utility: No basement; Holding tank septic

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (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.
• Escanaba Area Public Schools (town): math 31% / reading 46% proficiency, ranked #243 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 38 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delta County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1900 — 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: 2.04% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.25%
• DSCR: 2.92
• GRM: 4.1

CMA / ARV

• ARV (median comp): $58,209
• List price: $85,000
• Delta: 46.02%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.1%
• Equity multiple: 2.72×
• Total profit: $40,842
• Equity at exit: $12,674

10-year hold

• IRR: 46.4%
• Equity multiple: 5.45×
• Total profit: $105,836
• Equity at exit: $7,349

Cash invested: $23,800 (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 49807

• Active inventory: 11
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $858

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 46%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $85,000 Active 36 DOM
2. 2026-06-17
   days on market $85,000 Active 35 DOM
3. 2026-06-16
   days on market $85,000 Active 34 DOM
4. 2026-06-15
   days on market $85,000 Active 33 DOM
5. 2026-06-13
   days on market $85,000 Active 31 DOM
6. 2026-06-12
   days on market $85,000 Active 30 DOM
7. 2026-06-09
   days on market $85,000 Active 27 DOM
8. 2026-06-08
   days on market $85,000 Active 26 DOM
9. 2026-06-07
   days on market $85,000 Active 25 DOM
10. 2026-06-07
    days on market $85,000 Active 24 DOM
11. 2026-06-04
    days on market $85,000 Active 21 DOM
12. 2026-06-02
    days on market $85,000 Active 20 DOM
13. 2026-06-01
    days on market $85,000 Active 19 DOM
14. 2026-05-31
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-13
    listed $85,000 Active 732-char remark

    Show marketing remark (732 chars)

    Check out this camp located on just under 15 acres in Ford River Township! It is surrounded by thousands of acres of state land that has side by side trails throughout. This property has endless potential. There are all new windows installed, a new front door, all new drywall, trim, electrical ran, and paint throughout the interior with the original hardwood floors. There is a sauna that just needs a stove for relaxing after a long day of riding the trails or sitting in a blind, an outhouse, a shed, and a garage for all storage needs. There are three blinds on the property that will remain but may need some work done to them. Deer, grouse, turkey, and bear have all been spotted on the property. Schedule your showing today!

17. 2026-05-13
    listed $85,000 Active 732-char remark

    Show marketing remark (732 chars)

    Check out this camp located on just under 15 acres in Ford River Township! It is surrounded by thousands of acres of state land that has side by side trails throughout. This property has endless potential. There are all new windows installed, a new front door, all new drywall, trim, electrical ran, and paint throughout the interior with the original hardwood floors. There is a sauna that just needs a stove for relaxing after a long day of riding the trails or sitting in a blind, an outhouse, a shed, and a garage for all storage needs. There are three blinds on the property that will remain but may need some work done to them. Deer, grouse, turkey, and bear have all been spotted on the property. Schedule your showing today!

18. 2024-01-08
    soldstatus $54,900 Closed 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

19. 2024-01-08
    soldstatus $54,900 Closed 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

20. 2024-01-08
    soldstatus $54,900

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

21. 2023-12-14
    historical Keep Showing-Contgcy Appl 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

22. 2023-12-13
    status Active 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

23. 2023-12-13
    status Active 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

24. 2023-12-05
    historical 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

25. 2023-12-05
    historical 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

26. 2023-12-02
    historical Keep Showing-Contgcy Appl 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

27. 2023-11-16
    price $54,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

28. 2023-11-16
    price $54,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

29. 2023-10-31
    price $59,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

30. 2023-10-30
    price $59,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

31. 2023-10-23
    price $64,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

32. 2023-10-23
    price $64,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

33. 2023-09-28
    price $69,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

34. 2023-09-28
    price $69,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

35. 2023-09-21
    price $74,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

36. 2023-09-20
    price $74,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

37. 2023-09-08
    price $79,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

38. 2023-09-08
    price $79,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

39. 2023-08-22
    price $84,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

40. 2023-08-22
    status Active 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

41. 2023-08-22
    price $84,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

42. 2023-08-07
    price $89,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

43. 2023-08-07
    historical 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

44. 2023-08-07
    price $89,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

45. 2023-06-28
    price $99,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

46. 2023-06-28
    price $99,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

47. 2023-06-21
    price $109,500 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

48. 2023-06-20
    price $109,500 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

49. 2023-06-11
    price $114,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

50. 2023-06-11
    price $114,900 830-char remark

    Show marketing remark (830 chars)

    Check out this cute little base camp on 15 acres. This cabin is one of the Lindberg cabin from Kipling that was moved. It has been gutted to the studs and waiting for the finishing touches. The camp was lifted up and leveled with steel beams and concrete pillars. There are all new windows installed, new front door, the chimney was removed and some of the metal roofing was replaced with hardwood floors throughout. There is a sauna that needs a stove, a shed and 1 1/2 car garage for storage. It is surrounded by thousand of acres of state land and the side by side trail runs through the property. There is a propane heater in the shed for the camp. Out house on the property. This road has been plowed in the winter. There is a septic tank the owners before us used it. It is not hooked up. The seller is a Real Estate Broker.

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$465/yr (+$39/mo · 122.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°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: $20,819
• − Mortgage interest: −$4,761
• − Property taxes: −$379
• − Insurance: −$425
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$2,473
• Taxable income: $9,450
• Est. tax owed @ 24.0%: −$2,268
• After-tax cash flow: $8,026/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: Escanaba Area Public Schools
• NCES district ID: 2613500
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $37,187
• Composite: 31.97/100
• National rank: #5841
• State rank: #243 of 540 in MI

Livability — Ford River

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

Census & demographics

• Population (ZIP): 3,125

Population outlook (Delta County) Hauer SSP2

• Today (2025): 34,431 people
• By 2030: 33,003 · -4.1%
• By 2040: 29,748 · -13.6%
• By 2050: 26,753 · -22.3%
• By 2075: 20,962 · -39.1%
• By 2100: 15,616 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Native American 2%
• Common ancestry: Lithuanian 17% Romanian 8% English 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 0%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+30.4) · D 34.1% · R 64.5% · Other 1.4%
• 2008→2024 swing: -36.7pp toward R · 2008: 6.3pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+26.5 2016: R+25.4 2012: R+6.7 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.19%
• Current HPI: 200.2594
• 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

-31.9% since first listed

37 events — show timeline

• 2026-05-13 Listed $85,000 MiRealSource-MiMLS
• 2026-05-13 Listed $85,000 UPAR
• 2024-01-08 Sold (Public Records) $54,900 Public Records
• 2024-01-08 Sold (MLS) $54,900 MiRealSource-MiMLS
• 2024-01-08 Sold (MLS) $54,900 UPAR
• 2023-12-14 Contingent — MiRealSource-MiMLS
• 2023-12-13 Relisted — UPAR
• 2023-12-13 Relisted — MiRealSource-MiMLS
• 2023-12-05 Delisted — UPAR
• 2023-12-05 Listing Removed — MiRealSource-MiMLS
• 2023-12-02 Contingent — MiRealSource-MiMLS
• 2023-11-16 Price Changed $54,900 MiRealSource-MiMLS
• 2023-11-16 Price Changed $54,900 UPAR
• 2023-10-31 Price Changed $59,900 MiRealSource-MiMLS
• 2023-10-30 Price Changed $59,900 UPAR
• 2023-10-23 Price Changed $64,900 MiRealSource-MiMLS
• 2023-10-23 Price Changed $64,900 UPAR
• 2023-09-28 Price Changed $69,900 MiRealSource-MiMLS
• 2023-09-28 Price Changed $69,900 UPAR
• 2023-09-21 Price Changed $74,900 MiRealSource-MiMLS
• 2023-09-20 Price Changed $74,900 UPAR
• 2023-09-08 Price Changed $79,900 MiRealSource-MiMLS
• 2023-09-08 Price Changed $79,900 UPAR
• 2023-08-22 Price Changed $84,900 MiRealSource-MiMLS
• 2023-08-22 Relisted — UPAR
• 2023-08-22 Price Changed $84,900 UPAR
• 2023-08-07 Price Changed $89,900 MiRealSource-MiMLS
• 2023-08-07 Delisted — UPAR
• 2023-08-07 Price Changed $89,900 UPAR
• 2023-06-28 Price Changed $99,900 MiRealSource-MiMLS
• 2023-06-28 Price Changed $99,900 UPAR
• 2023-06-21 Price Changed $109,500 MiRealSource-MiMLS
• 2023-06-20 Price Changed $109,500 UPAR
• 2023-06-11 Price Changed $114,900 MiRealSource-MiMLS
• 2023-06-11 Price Changed $114,900 UPAR
• 2023-06-04 Listed $124,900 MiRealSource-MiMLS
• 2023-06-04 Listed $124,900 UPAR

Property tax history

-4.6%/yr

Latest (2025): $379 · -65.3% YoY. Source: county tax records.