1708 Elm Ave · Marquette, MI 49855

$257,000

4 bd · 1.5 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1967 9,147 sqft lot $268/sqft · 16% below area Est $316k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Livability +4.5/5.0
• Schools +4.2/10.0
• Rent growth +3.6/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bathroom home perfectly situated in a highly sought-after Marquette location! Ideal for owner-occupants or investors alike, this property boasts an excellent rental history and offers a wonderful blend of comfort and convenience. Step inside to discover gorgeous hardwood floors that flow seamlessly throughout the spacious living room and all three bedrooms, adding warmth and character to the space. The large, eat-in kitchen provides plenty of room for daily meals and gathering. You will also appreciate the thoughtful updates, including newer flooring in both the main bathroom and the dedicated laundry room. The exterior of this property is truly a private retreat. The beautiful backyard backs directly up to peaceful woods, creating a tranquil setting where you will frequently watch deer gracefully pass by your yard. The fenced-in backyard keeps pets safely in the yard. There is already a large patio waiting for your outdoor recliner. A convenient one-car garage completes the package, providing excellent storage and keeping your vehicle out of the U. P. elements. Location is everything, and this home is ideally situated just minutes from the local high school and Northern Michigan University (NMU), while being just a short, easy drive to all the shopping, dining, and amenities of Washington Street and the US-41 corridor. Some photos are virturally staged. Any and all offers are due by Friday, May 15th at 4:00 PM, with a seller response by Saturday at 4:00 PM.

Key facts

• Backs to woods
• Large patio
• Eat-in kitchen

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• BEAUTIFUL BACKYARD
• BACKS TO WOODS
• LARGE PATIO

Property features AI

Exterior

• Parking: Attached garage (1 car); Garage approx. 308 sq ft; Paved driveway with 3 or more parking spaces
• Security: No specific security features listed
• Utilities: Public water; Public sewer at street; Natural gas available and gas water heater; Electricity connected with circuit breakers; Cable, phone, and internet (Spectrum) available
• Home design: Single-story residential home; Built in 1967; Facing side S (south); Entry at main level
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: Vinyl siding; Patio; Owned fence; City limits location; Rural view

Interior

• Kitchen: Eat-in kitchen (13 x 12); Vinyl flooring; Includes range/oven, refrigerator, dishwasher
• Bedrooms: Main-level bedroom (8 x 12) with wood flooring; Main-level bedroom (13 x 12) with wood flooring; Main-level bedroom (approximately 11' wide) with wood flooring; Total of 3 bedrooms; First-floor bedroom
• Flooring: Wood flooring in living room and bedrooms; Vinyl flooring in kitchen
• Bathrooms: Main-floor full bathroom (8 x 7); 1 full bathroom total
• Heating & cooling: Forced air heating; No central air
• Interior features: Hardwood floors throughout main living areas; Sump pump
• Laundry & utility: Main-level laundry/utility room (5 x 12); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (23.0% below list).
• Recommended offer: $198k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.0% in Marquette — 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 (#5 in MI, #61 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Marquette Area Public Schools (town): math 45% / reading 55% proficiency, ranked #106 of 540 in MI (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 148 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 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 $197,952 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — 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. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (median comp): $315,936
• List price: $257,000
• Delta: -18.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1708 Elm Ave	0.00mi	3/1.0 (-1)	988 (+3%)	1mo	$277,050	$280	88
1709 W Fair Ave Ave	0.23mi	3/2.0 (-1)	987 (+3%)	19mo	$362,000	$367	62
1200 Waldo St	0.54mi	3/2.0 (-1)	913 (-5%)	5mo	$210,000	$230	56
1604 Kimber Ave	0.40mi	3/2.0 (-1)	975 (+2%)	20mo	$332,000	$341	55
1411 West Ave	0.34mi	4/2.0	1,092 (+14%)	8mo	$365,000	$334	53
1913 W Ridge St	0.47mi	3/2.0 (-1)	1,061 (+10%)	5mo	$359,000	$338	50
2283 Badger St	0.70mi	3/2.0 (-1)	944 (-2%)	14mo	$245,500	$260	46
1306 Waldo St	0.49mi	3/1.5 (-1)	1,016 (+6%)	21mo	$270,000	$266	45
1509 Lincoln Ave	0.60mi	3/1.0 (-1)	866 (-10%)	7mo	$275,000	$318	43
1517 Lincoln Ave	0.64mi	3/2.0 (-1)	1,098 (+14%)	16mo	$259,000	$236	26
1710 Granite Ave	0.71mi	5/2.0 (+1)	1,079 (+12%)	18mo	$400,000	$371	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.31×
• Total profit: $-49,400
• Equity at exit: $38,320

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-45,579
• Equity at exit: $22,221

Cash invested: $71,960 (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 49855

• Rents YoY: 4.3%
• Active inventory: 148
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,348
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-162

Break-even live

Break-even rent $2,184

Max offer price $228,447

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-89	+0% $-162	+5% $-234	+10% $-307
Rent	-10% $-318	-5% $-240	+0% $-162	+5% $-83	+10% $-5
Rate	-1.0pp $-32	-0.5pp $-96	base $-162	+0.5pp $-228	+1.0pp $-296

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-16
   status Pending 1520-char remark

   Show marketing remark (1520 chars)

   Welcome to this charming 3-bedroom, 1-bathroom home perfectly situated in a highly sought-after Marquette location! Ideal for owner-occupants or investors alike, this property boasts an excellent rental history and offers a wonderful blend of comfort and convenience. Step inside to discover gorgeous hardwood floors that flow seamlessly throughout the spacious living room and all three bedrooms, adding warmth and character to the space. The large, eat-in kitchen provides plenty of room for daily meals and gathering. You will also appreciate the thoughtful updates, including newer flooring in both the main bathroom and the dedicated laundry room. The exterior of this property is truly a private retreat. The beautiful backyard backs directly up to peaceful woods, creating a tranquil setting where you will frequently watch deer gracefully pass by your yard. The fenced-in backyard keeps pets safely in the yard. There is already a large patio waiting for your outdoor recliner. A convenient one-car garage completes the package, providing excellent storage and keeping your vehicle out of the U. P. elements. Location is everything, and this home is ideally situated just minutes from the local high school and Northern Michigan University (NMU), while being just a short, easy drive to all the shopping, dining, and amenities of Washington Street and the US-41 corridor. Some photos are virturally staged. Any and all offers are due by Friday, May 15th at 4:00 PM, with a seller response by Saturday at 4:00 PM.

2. 2026-05-16
   status Pending 1520-char remark

   Show marketing remark (1520 chars)

   Welcome to this charming 3-bedroom, 1-bathroom home perfectly situated in a highly sought-after Marquette location! Ideal for owner-occupants or investors alike, this property boasts an excellent rental history and offers a wonderful blend of comfort and convenience. Step inside to discover gorgeous hardwood floors that flow seamlessly throughout the spacious living room and all three bedrooms, adding warmth and character to the space. The large, eat-in kitchen provides plenty of room for daily meals and gathering. You will also appreciate the thoughtful updates, including newer flooring in both the main bathroom and the dedicated laundry room. The exterior of this property is truly a private retreat. The beautiful backyard backs directly up to peaceful woods, creating a tranquil setting where you will frequently watch deer gracefully pass by your yard. The fenced-in backyard keeps pets safely in the yard. There is already a large patio waiting for your outdoor recliner. A convenient one-car garage completes the package, providing excellent storage and keeping your vehicle out of the U. P. elements. Location is everything, and this home is ideally situated just minutes from the local high school and Northern Michigan University (NMU), while being just a short, easy drive to all the shopping, dining, and amenities of Washington Street and the US-41 corridor. Some photos are virturally staged. Any and all offers are due by Friday, May 15th at 4:00 PM, with a seller response by Saturday at 4:00 PM.

3. 2026-05-08
   listed $257,000 Active 1520-char remark

   Show marketing remark (1520 chars)

   Welcome to this charming 3-bedroom, 1-bathroom home perfectly situated in a highly sought-after Marquette location! Ideal for owner-occupants or investors alike, this property boasts an excellent rental history and offers a wonderful blend of comfort and convenience. Step inside to discover gorgeous hardwood floors that flow seamlessly throughout the spacious living room and all three bedrooms, adding warmth and character to the space. The large, eat-in kitchen provides plenty of room for daily meals and gathering. You will also appreciate the thoughtful updates, including newer flooring in both the main bathroom and the dedicated laundry room. The exterior of this property is truly a private retreat. The beautiful backyard backs directly up to peaceful woods, creating a tranquil setting where you will frequently watch deer gracefully pass by your yard. The fenced-in backyard keeps pets safely in the yard. There is already a large patio waiting for your outdoor recliner. A convenient one-car garage completes the package, providing excellent storage and keeping your vehicle out of the U. P. elements. Location is everything, and this home is ideally situated just minutes from the local high school and Northern Michigan University (NMU), while being just a short, easy drive to all the shopping, dining, and amenities of Washington Street and the US-41 corridor. Some photos are virturally staged. Any and all offers are due by Friday, May 15th at 4:00 PM, with a seller response by Saturday at 4:00 PM.

4. 2026-05-08
   listed $257,000 Active 1520-char remark

   Show marketing remark (1520 chars)

   Welcome to this charming 3-bedroom, 1-bathroom home perfectly situated in a highly sought-after Marquette location! Ideal for owner-occupants or investors alike, this property boasts an excellent rental history and offers a wonderful blend of comfort and convenience. Step inside to discover gorgeous hardwood floors that flow seamlessly throughout the spacious living room and all three bedrooms, adding warmth and character to the space. The large, eat-in kitchen provides plenty of room for daily meals and gathering. You will also appreciate the thoughtful updates, including newer flooring in both the main bathroom and the dedicated laundry room. The exterior of this property is truly a private retreat. The beautiful backyard backs directly up to peaceful woods, creating a tranquil setting where you will frequently watch deer gracefully pass by your yard. The fenced-in backyard keeps pets safely in the yard. There is already a large patio waiting for your outdoor recliner. A convenient one-car garage completes the package, providing excellent storage and keeping your vehicle out of the U. P. elements. Location is everything, and this home is ideally situated just minutes from the local high school and Northern Michigan University (NMU), while being just a short, easy drive to all the shopping, dining, and amenities of Washington Street and the US-41 corridor. Some photos are virturally staged. Any and all offers are due by Friday, May 15th at 4:00 PM, with a seller response by Saturday at 4:00 PM.

5. 1999-02-11
   soldstatus $65,000
6. 1987-01-09
   soldstatus $37,700

ⓘ 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: $3,248 · $271/mo
• Projected year-2 tax: $3,603 · $300/mo
• Expected delta: +$355/yr (+$30/mo · 10.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,754
• − Mortgage interest: −$14,396
• − Property taxes: −$3,248
• − Insurance: −$1,285
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$7,476
• Taxable loss: −$6,451
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $-391/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: Marquette Area Public Schools
• NCES district ID: 2600013
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $44,639
• Composite: 42.24/100
• National rank: #3280
• State rank: #106 of 540 in MI

Livability — Marquette

• Score: 91/100
• State rank: #5
• US rank: #61

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marquette, MI
• County: Marquette County · 33,876 people
• City population: 33,876
• Metro: Marquette, MI
• Population (ZIP): 33,876
• Household income: $62,083
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1714.0

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 67,278 people
• By 2030: 67,249 · +-0.0%
• By 2040: 66,297 · -1.5%
• By 2050: 65,241 · -3.0%
• By 2075: 64,365 · -4.3%
• By 2100: 60,707 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 7% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Marquette

• 2024 margin: Lean D (+8.7) · D 53.5% · R 44.8% · Other 1.7%
• 2008→2024 swing: -11.6pp toward R · 2008: 20.3pp · 2024: 8.7pp
• All cycles: 2024: D+8.7 2020: D+11.2 2016: D+4.2 2012: D+14.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -307.62%
• Current HPI: 281.1896
• Rent YoY: ▲ 4.26%
• Metro: Marquette, 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

+634.9% since first listed

9 events — show timeline

• 2026-05-29 Sold (Public Records) $277,050 Public Records
• 2026-05-29 Sold (MLS) $277,050 UPAR
• 2026-05-29 Sold (MLS) $277,050 MiRealSource-MiMLS
• 2026-05-16 Pending — UPAR
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-08 Listed $257,000 UPAR
• 2026-05-08 Listed $257,000 MiRealSource-MiMLS
• 1999-02-11 Sold (Public Records) $65,000 Public Records
• 1987-01-09 Sold (Public Records) $37,700 Public Records

Property tax history

+33.4%/yr

Latest (2025): $3,248 · -1.6% YoY. Source: county tax records.