110 N Willow St · McMillan, MI 49925

$89,000

2 bd · 1.0 ba · 850 sqft · SingleFamily · 3 Days on market

Built 1993 0.65 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 +15.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the friendly small town of Ewen, this well-maintained manufactured home sits on a spacious 0.65-acre lot and has been meticulously cared for. Enjoy comfortable living in a cozy, inviting home that's ready for its next owner. The property also features a 30' x 24' detached garage, providing plenty of space for vehicles, storage, or hobbies. Conveniently located less than a mile from the local school, this property offers the perfect blend of small-town charm, space, and comfort.

Key facts

• Spacious lot
• Local school
• Detached garage

Tags

• SPACIOUS LOT
• DETACHED GARAGE
• LOCAL SCHOOL

Property features AI

Exterior

• Parking: Detached garage (30 x 24); 2-car garage; 2 parking spaces
• Utilities: Public water; Public sanitary sewer; Electricity connected (100 Amp service, circuit breakers); Natural gas connected; Electric water heater
• Home design: Single-wide manufactured home; One-story structure; Built in 1993
• Construction: Vinyl siding exterior; Piers foundation
• Exterior features: Vinyl siding; Outbuilding: Garage(s); Walk-to-school location; Platted lot; Road frontage

Interior

• Kitchen: Kitchen on the first floor (12 x 12) with vinyl flooring; Appliances included: Refrigerator, Range/Oven, Microwave, Freezer
• Bedrooms: First-floor bedroom (9 x 9) with carpet; First-floor bedroom (13 x 10) with carpet; Master bedroom on the first floor
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen and bathroom
• Bathrooms: One full bathroom on the main/first floor; Primary bath included; Bathroom floor covering: vinyl
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Total of 5 rooms; First-floor master bedroom; First-floor bedroom; First-floor laundry; Master bathroom; Main floor full bathroom
• Laundry & utility: First-floor laundry; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $39 ($469/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 $75k (15.7% below list).
• Recommended offer: $75k (15.7% 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.
• Ewen-Trout Creek Consolidated School District (rural): math 30% / reading 35% proficiency, ranked #510 of 760 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Ontonagon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Ontonagon County population projected at -63% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $75,000 (15.7% 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: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.53×
• Total profit: $13,182
• Equity at exit: $40,018

10-year hold

• IRR: 11.7%
• Equity multiple: 2.74×
• Total profit: $43,419
• Equity at exit: $61,673

Cash invested: $24,920 (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 49925

• Active inventory: 11
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $39

Break-even live

Break-even rent $701

Max offer price $89,000

Occupancy floor 90%

Sensitivity live

Price	-10% $89	-5% $64	+0% $39	+5% $14	+10% $-11
Rent	-10% $-20	-5% $9	+0% $39	+5% $69	+10% $98
Rate	-1.0pp $84	-0.5pp $62	base $39	+0.5pp $16	+1.0pp $-7

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 W Maple Unit 3 Ewen, MI	3.0	1.0	900	$750	$0.83	45d	1	0.41mi

Listing history 4 events

1. 2026-06-21
   days on market $89,000 Active 3 DOM
2. 2026-06-21
   days on market $89,000 Active 2 DOM
3. 2026-06-18
   remarks 493-char remark

   Show marketing remark (493 chars)

   Located in the friendly small town of Ewen, this well-maintained manufactured home sits on a spacious 0.65-acre lot and has been meticulously cared for. Enjoy comfortable living in a cozy, inviting home that's ready for its next owner. The property also features a 30' x 24' detached garage, providing plenty of space for vehicles, storage, or hobbies. Conveniently located less than a mile from the local school, this property offers the perfect blend of small-town charm, space, and comfort.

4. 2026-06-18
   listed $89,000 Active 1 DOM

   Show marketing remark (493 chars)

   Located in the friendly small town of Ewen, this well-maintained manufactured home sits on a spacious 0.65-acre lot and has been meticulously cared for. Enjoy comfortable living in a cozy, inviting home that's ready for its next owner. The property also features a 30' x 24' detached garage, providing plenty of space for vehicles, storage, or hobbies. Conveniently located less than a mile from the local school, this property offers the perfect blend of small-town charm, space, and comfort.

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$387/yr (+$32/mo · 65.1%)

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

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$4,985
• − Property taxes: −$596
• − Insurance: −$445
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,589
• Taxable loss: −$1,055
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $722/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: Ewen-Trout Creek Consolidated School District
• NCES district ID: 2600014
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $35,684
• Composite: 29.63/100
• National rank: #11747
• State rank: #510 of 760 in MI

Livability — McMillan

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

Census & demographics

• Census place: Ewen, MI
• Population (ZIP): 643

Population outlook (Ontonagon County) Hauer SSP2

• Today (2025): 4,621 people
• By 2030: 3,928 · -15.0%
• By 2040: 2,644 · -42.8%
• By 2050: 1,696 · -63.3%
• By 2075: 874 · -81.1%
• By 2100: 697 · -84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 7% Romanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Ontonagon

• 2024 margin: Solid R (+30.4) · D 34.2% · R 64.5% · Other 1.3%
• 2008→2024 swing: -34.0pp toward R · 2008: 3.7pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+25.4 2016: R+26.1 2012: R+9.1 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $89,000 UPAR
• 2026-06-18 Listed $89,000 MiRealSource-MiMLS

Property tax history

+19.2%/yr

Latest (2025): $596 · +6.0% YoY. Source: county tax records.