2035 N US-31 N #2400 · Traverse City, MI 49686

$9,900

1 bd · 1.0 ba · 544 sqft · Condo · 89 Days on market

Built 2006 $18/sqft · 85% below area $27/mo HOA · 2% of rent ↓ 55% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.5/5.0
• Schools +4.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Tamarack Lodge luxury resort fractional ownership (similar to a timeshare) condo with great amenities is available in Traverse City, Michigan on beautiful East Grand Traverse Bay. This is for week 37 of the year. Acorn waterfront condo 2400 is on the fourth floor of a five story building that has an elevator. This unit has outstanding views and the best sugar sand beach imaginable. This turn key end unit is 544 square feet with one bedroom and one bathroom and includes a king bed, sleeper sofa, and washer and dryer in-suite. Furnishings, linens, appliances, fully stocked kitchen (pots, pans, silverware etc. ) are included. The purchase price is a one time fee guaranteeing you week 37 year after year (exact dates rotate slightly), as long as the monthly HOA fees ($27/mth), annual property taxes ($236) and room cleaning fees are paid which are $125 per week. The HOA fee covers gas, electric, cable TV, WIFI, water, sewer, trash removal, snow removal, building insurance, content & liability insurance, outside and inside maintenance. Week 37 is perfect for couples, families or for those who already own a condo at the Tamarack and would like to purchase another one to share more space with their families and friends in the summer. Get your piece of the North today and enjoy maintenance free vacation ownership!

Key facts

• Sugar sand beach
• Turn key end unit
• Elevator

Tags

• OUTSTANDING VIEWS
• SUGAR SAND BEACH
• TURN KEY END UNIT
• FULLY STOCKED KITCHEN
• WASHER AND DRYER IN-SUITE
• ELEVATOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $10k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (6.0% below list) — sets the bar for market timing.
• Cap rate 123.3% vs local median 1.7% in Traverse City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 91/100 on livability (#4 in MI, #46 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Traverse City Area Public Schools (town): math 45% / reading 56% proficiency, ranked #94 of 540 in MI (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 322 active listings in the ZIP; 883 units permitted in Grand Traverse County in 2024 (501 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $68 of loan paydown is wiped out by about $297 of value loss. Plan a longer hold.
• Grand Traverse County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $9,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 13.57% ✓
• Cap rate: 123.33%
• Cash-on-cash: 418.01%
• DSCR: 19.60
• GRM: 0.6

CMA / ARV

• ARV (median comp): $66,856
• List price: $9,900
• Delta: -85.19%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 21.20×
• Total profit: $55,996
• Equity at exit: $1,476

10-year hold

• IRR: —
• Equity multiple: 41.72×
• Total profit: $112,889
• Equity at exit: $856

Cash invested: $2,772 (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 49686

• Rents YoY: -0.5%
• Active inventory: 322
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $148/yr
• Insurance: −$4
• HOA: −$27
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $966

Break-even live

Break-even rent $121

Max offer price $9,900

Occupancy floor 23%

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $27 · $324/yr
• Likely covers: watersewertrashgaselectricinternetcablesnow removalinsurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-19
   days on market $9,900 Active 89 DOM
2. 2026-06-18
   days on market $9,900 Active 88 DOM
3. 2026-06-17
   days on market $9,900 Active 87 DOM
4. 2026-06-16
   days on market $9,900 Active 86 DOM
5. 2026-06-15
   days on market $9,900 Active 85 DOM
6. 2026-06-14
   days on market $9,900 Active 83 DOM
7. 2026-06-09
   days on market $9,900 Active 82 DOM
8. 2026-06-08
   days on market $9,900 Active 81 DOM
9. 2026-06-07
   days on market $9,900 Active 80 DOM
10. 2026-06-03
    days on market $9,900 Active 76 DOM
11. 2026-06-02
    days on market $9,900 Active 75 DOM
12. 2026-06-01
    days on market $9,900 Active 74 DOM
13. 2026-05-31
    days on market $9,900 Active 73 DOM
14. 2026-05-30
    days on market $9,900 Active 72 DOM
15. 2026-03-19
    listed $9,900 Active 1336-char remark

    Show marketing remark (1336 chars)

    This Tamarack Lodge luxury resort fractional ownership (similar to a timeshare) condo with great amenities is available in Traverse City, Michigan on beautiful East Grand Traverse Bay. This is for week 37 of the year. Acorn waterfront condo 2400 is on the fourth floor of a five story building that has an elevator. This unit has outstanding views and the best sugar sand beach imaginable. This turn key end unit is 544 square feet with one bedroom and one bathroom and includes a king bed, sleeper sofa, and washer and dryer in-suite. Furnishings, linens, appliances, fully stocked kitchen (pots, pans, silverware etc. ) are included. The purchase price is a one time fee guaranteeing you week 37 year after year (exact dates rotate slightly), as long as the monthly HOA fees ($27/mth), annual property taxes ($236) and room cleaning fees are paid which are $125 per week. The HOA fee covers gas, electric, cable TV, WIFI, water, sewer, trash removal, snow removal, building insurance, content & liability insurance, outside and inside maintenance. Week 37 is perfect for couples, families or for those who already own a condo at the Tamarack and would like to purchase another one to share more space with their families and friends in the summer. Get your piece of the North today and enjoy maintenance free vacation ownership!

16. 2025-08-30
    price $14,800 708-char remark

    Show marketing remark (708 chars)

    Tamarack Lodge! Similar to a timeshare, Acorn room 2400 is a 544 sq ft, 1br 1ba fourth floor end unit. Absolutely outstanding water views and the best sugar sand beach imaginable from this waterfront condo in Traverse City on Lake Michigan's East Grand Traverse Bay. This is a fixed week unit (week 34). $27 per month association dues cover pretty much everything except for room cleaning and property taxes. All furnishings and linens included, even the fully stocked kitchen (appliances, pots, pans, silverware, etc). The purchase price is a one time fee guaranteeing you week 34 year after year as long as you pay the monthly HOA, annual property taxes and cleaning fee. Get your piece of the North today!

17. 2025-06-14
    price $19,000 708-char remark

    Show marketing remark (708 chars)

    Tamarack Lodge! Similar to a timeshare, Acorn room 2400 is a 544 sq ft, 1br 1ba fourth floor end unit. Absolutely outstanding water views and the best sugar sand beach imaginable from this waterfront condo in Traverse City on Lake Michigan's East Grand Traverse Bay. This is a fixed week unit (week 34). $27 per month association dues cover pretty much everything except for room cleaning and property taxes. All furnishings and linens included, even the fully stocked kitchen (appliances, pots, pans, silverware, etc). The purchase price is a one time fee guaranteeing you week 34 year after year as long as you pay the monthly HOA, annual property taxes and cleaning fee. Get your piece of the North today!

18. 2025-04-05
    listed $14,900 Active
19. 2025-04-05
    listed $3,900 Active
20. 2024-03-22
    listed $21,900 Active 708-char remark

    Show marketing remark (708 chars)

    Tamarack Lodge! Similar to a timeshare, Acorn room 2400 is a 544 sq ft, 1br 1ba fourth floor end unit. Absolutely outstanding water views and the best sugar sand beach imaginable from this waterfront condo in Traverse City on Lake Michigan's East Grand Traverse Bay. This is a fixed week unit (week 34). $27 per month association dues cover pretty much everything except for room cleaning and property taxes. All furnishings and linens included, even the fully stocked kitchen (appliances, pots, pans, silverware, etc). The purchase price is a one time fee guaranteeing you week 34 year after year as long as you pay the monthly HOA, annual property taxes and cleaning fee. Get your piece of the North today!

21. 2024-03-22
    listed $9,900 Active

    Show marketing remark (708 chars)

    Tamarack Lodge! Similar to a timeshare, Acorn room 2400 is a 544 sq ft, 1br 1ba fourth floor end unit. Absolutely outstanding water views and the best sugar sand beach imaginable from this waterfront condo in Traverse City on Lake Michigan's East Grand Traverse Bay. This is a fixed week unit (week 34). $27 per month association dues cover pretty much everything except for room cleaning and property taxes. All furnishings and linens included, even the fully stocked kitchen (appliances, pots, pans, silverware, etc). The purchase price is a one time fee guaranteeing you week 34 year after year as long as you pay the monthly HOA, annual property taxes and cleaning fee. Get your piece of the North today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,117
• − Mortgage interest: −$555
• − Property taxes: −$148
• − Insurance: −$50
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − HOA: −$324
• − Depreciation: −$288
• Taxable income: $12,173
• Est. tax owed @ 24.0%: −$2,922
• After-tax cash flow: $8,666/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: Traverse City Area Public Schools
• NCES district ID: 2633870
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $53,645
• Composite: 43.51/100
• National rank: #2990
• State rank: #94 of 540 in MI

Livability — Traverse City

• Score: 91/100
• State rank: #4
• US rank: #46

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime A Employment B Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grand Traverse County · 47,077 people
• City population: 47,077
• Metro: Traverse City, MI
• Population (ZIP): 25,492
• Household income: $71,609
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 676.0

Population outlook (Grand Traverse County) Hauer SSP2

• Today (2025): 102,241 people
• By 2030: 107,172 · +4.8%
• By 2040: 115,676 · +13.1%
• By 2050: 122,377 · +19.7%
• By 2075: 136,554 · +33.6%
• By 2100: 137,871 · +34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grand Traverse

• 2024 margin: Toss-up / Even · D 48.3% · R 50.1% · Other 1.6%
• 2008→2024 swing: +1.3pp toward D · 2008: -3.0pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+3.0 2016: R+12.5 2012: R+11.8 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.28%
• Current HPI: 352.4866
• Rent YoY: ▼ -0.49%
• Metro: Traverse City, MI
• 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

-54.8% since first listed

7 events — show timeline

• 2026-03-19 Listed $9,900 MiRealSource-MiMLS
• 2025-08-30 Price Changed $14,800 MiRealSource-MiMLS
• 2025-06-14 Price Changed $19,000 MiRealSource-MiMLS
• 2025-04-05 Listed $3,900 MiRealSource-MiMLS
• 2025-04-05 Listed $14,900 MiRealSource-MiMLS
• 2024-03-22 Listed $9,900 MiRealSource-MiMLS
• 2024-03-22 Listed $21,900 MiRealSource-MiMLS