36114 W Ridge Rd · Whitefish, MI 49768

$55,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 284 Days on market

Built 1970 6.64 ac lot

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Why this score? — see what drove the B+ 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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the market due to buyer circumstances, no fault of the property! Escape to this secluded 6.6-acre retreat bordering thousands of acres of state land in Michigan's Upper Peninsula. This off-grid getaway is wired for a generator and includes a propane tank for comfortable, self-sufficient living. The 2-bedroom, 1-bath mobile home provides a cozy base camp, while the attached A-frame structure offers additional storage space. Enjoy exceptional privacy and direct access to endless outdoor recreation, including hunting, snowmobiling, and SXS riding. Whether you're seeking a peaceful weekend escape, hunting camp, or year-round adventure property, this unique retreat offers the perfect ble

Key facts

• Propane tank
• Wired for generator
• Off-grid getaway

Tags

• OFF-GRID GETAWAY
• WIRED FOR GENERATOR
• PROPANE TANK
• ATTACHED A-FRAME STRUCTURE

Property features AI

Exterior

• Home design: Manufactured home (single wide); Residential property
• Construction: Aluminum siding; Approximately 800 above-grade finished area
• Exterior features: Deck; Wooded, irregular lot on approximately 6.64 acres

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Gas oven and gas range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whitefish Township Schools (rural): math 21% / reading 40% proficiency, ranked #536 of 760 in MI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (6.5% local appreciation)).
• Chippewa County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.35%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 3.58×
• Total profit: $39,722
• Equity at exit: $36,175

10-year hold

• IRR: 36.1%
• Equity multiple: 7.42×
• Total profit: $98,935
• Equity at exit: $67,028

Cash invested: $15,400 (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 49768

• Home prices YoY: 3.6%
• Active inventory: 45
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $351

Break-even live

Break-even rent $412

Max offer price $55,000

Occupancy floor 54%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 284 DOM
2. 2026-06-17
   days on market $55,000 Active 283 DOM
3. 2026-06-16
   days on market $55,000 Active 282 DOM
4. 2026-06-15
   days on market $55,000 Active 281 DOM
5. 2026-06-13
   days on market $55,000 Active 279 DOM
6. 2026-06-12
   days on market $55,000 Active 278 DOM
7. 2026-06-09
   days on market $55,000 Active 275 DOM
8. 2026-06-08
   days on market $55,000 Active 274 DOM
9. 2026-06-07
   days on market $55,000 Active 273 DOM
10. 2026-06-07
    days on market $55,000 Active 272 DOM
11. 2026-06-04
    days on market $55,000 Active 269 DOM
12. 2026-06-02
    days on market $55,000 Active 268 DOM
13. 2026-06-01
    days on market $55,000 Active 267 DOM
14. 2026-05-31
    days on market $55,000 Active 266 DOM
15. 2026-05-31
    days on market $55,000 Active 265 DOM
16. 2026-05-01
    status Pending
17. 2025-08-09
    listed $55,000 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: $173 · $14/mo
• Projected year-2 tax: $510 · $42/mo
• Expected delta: +$337/yr (+$28/mo · 195.0%)

ⓘ 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 7/10 Severe
• 🌡 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: $10,281
• − Mortgage interest: −$3,081
• − Property taxes: −$173
• − Insurance: −$275
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$1,600
• Taxable income: $3,507
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $3,371/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: Whitefish Township Schools
• NCES district ID: 2636240
• Math proficiency: 21% ▲ 21.00%
• Reading proficiency: 40% ▲ 40.00%
• Median HH income: $36,752
• Composite: 28.13/100
• National rank: #12207
• State rank: #536 of 760 in MI

Livability — Whitefish

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

Census & demographics

• Population (ZIP): 359

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 8% Lithuanian 7% Romanian 7%
• Foreign-born: 3% · Canada

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 184.9743
• 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

2 events — show timeline

• 2026-05-01 Pending — EUPBR
• 2025-08-09 Listed $55,000 EUPBR

Property tax history

-11.0%/yr

Latest (2024): $173 · -72.0% YoY. Source: county tax records.