8116 Wolverine Trl · Montmorency, MI 49709

$99,000

2 bd · 1.0 ba · 480 sqft · SingleFamily · 14 Days on market

Built 1955 10,000 sqft 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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.23 acre lot
• Built 1955
• Listed 14 days

Property features AI

Finance

• Other: Current use listed as hunting; Subdivision: Geneva Park; Directions: From main entrance turn right at the big rock, follow around to Brown Bear Trail and turn on Wolverine.
• HOA & community: Homeowners association with annual fee

Exterior

• Utilities: Well water; Septic tank
• Home design: Single family residence; Residential property; Entry via private road (private maintained dirt road); Lot dimensions approximately 100 x 100
• Construction: Slab foundation
• Exterior features: On waterfront (Lake Geneva); Shed(s); Natural vegetation

Interior

• Kitchen: Microwave; Refrigerator; Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Microwave; Refrigerator; Oven; Range
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Atlanta Community Schools (rural): math 25% / reading 35% proficiency, ranked #546 of 760 in MI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Montmorency County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $70,048
• Equity at exit: $89,187

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $193,480
• Equity at exit: $192,335

Cash invested: $27,720 (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 49709

• Home prices YoY: 13.5%
• Active inventory: 59
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $254

Break-even live

Break-even rent $747

Max offer price $99,000

Occupancy floor 71%

Sensitivity live

Price	-10% $310	-5% $282	+0% $254	+5% $226	+10% $198
Rent	-10% $170	-5% $212	+0% $254	+5% $296	+10% $338
Rate	-1.0pp $304	-0.5pp $279	base $254	+0.5pp $228	+1.0pp $202

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   status $99,000 Pending 14 DOM
2. 2026-06-18
   days on market $99,000 Active 14 DOM
3. 2026-06-17
   days on market $99,000 Active 13 DOM
4. 2026-06-16
   days on market $99,000 Active 12 DOM
5. 2026-06-15
   days on market $99,000 Active 11 DOM
6. 2026-06-13
   days on market $99,000 Active 9 DOM
7. 2026-06-12
   days on market $99,000 Active 8 DOM
8. 2026-06-09
   days on market $99,000 Active 5 DOM
9. 2026-06-08
   days on market $99,000 Active 4 DOM
10. 2026-06-07
    days on market $99,000 Active 3 DOM
11. 2026-06-07
    listed $99,000 Active 2 DOM

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$584/yr (+$49/mo · 163.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $12,821
• − Mortgage interest: −$5,546
• − Property taxes: −$357
• − Insurance: −$495
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,880
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,689/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: Atlanta Community Schools
• NCES district ID: 2603570
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $35,004
• Composite: 27.59/100
• National rank: #12347
• State rank: #546 of 760 in MI

Livability — Montmorency

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

Census & demographics

• Census place: Canada Creek Ranch, MI
• Population (ZIP): 3,524

Population outlook (Montmorency County) Hauer SSP2

• Today (2025): 8,233 people
• By 2030: 7,575 · -8.0%
• By 2040: 6,202 · -24.7%
• By 2050: 5,081 · -38.3%
• By 2075: 3,119 · -62.1%
• By 2100: 1,923 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Montmorency

• 2024 margin: Solid R (+45.3) · D 26.6% · R 72.0% · Other 1.4%
• 2008→2024 swing: -37.2pp toward R · 2008: -8.2pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+43.4 2016: R+44.2 2012: R+17.4 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.88%
• Current HPI: 361.3052
• 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

1 event — show timeline

• 2026-06-01 Listed $99,000 WWMLS

Property tax history

+10.0%/yr

Latest (2023): $357 · +35.5% YoY. Source: county tax records.