13535 N Paynesville Rd · Stannard, MI 49912

$99,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 68 Days on market

Built 1935 0.99 ac lot $103/sqft · 159% above area

---

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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• 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

Charming 2-bedroom, 1 half bath fully remodeled home nestled in a peaceful rural setting. Enjoy the beauty of nature with abundant wildlife right outside your door. experience all four seasons the upper peninsula has to offer- from vibrant fall colors to winter snow adventures. Conveniently located within sight of the main ATV trail, this property is perfect for outdoor enthusiasts. Whether you're looking for a year round residence, a rental investment, or the perfect "up north" getaway, this home check all the boxes. This is s a must see property! Call today for more information or to schedule your private showing. TAXABLE VAL: $28,189 SEV: $37,630

Key facts

• Main atv trail
• Fully remodeled home
• Abundant wildlife

Tags

• FULLY REMODELED HOME
• PEACEFUL RURAL SETTING
• ABUNDANT WILDLIFE
• MAIN ATV TRAIL
• OUTDOOR ENTHUSIASTS

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 $60 ($722/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 $88k (11.4% below list).
• Recommended offer: $88k (11.4% 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: 16 active listings in the ZIP; 13 units permitted in Ontonagon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 68 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,708 (11.4% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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: 0.89% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (median comp): $48,290
• List price: $99,000
• Delta: 105.01%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.57×
• Total profit: $15,742
• Equity at exit: $44,515

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $50,656
• Equity at exit: $68,602

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 49912

• Active inventory: 16
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $60

Break-even live

Break-even rent $801

Max offer price $99,000

Occupancy floor 88%

Sensitivity live

Price	-10% $116	-5% $88	+0% $60	+5% $32	+10% $4
Rent	-10% $-9	-5% $26	+0% $60	+5% $95	+10% $129
Rate	-1.0pp $110	-0.5pp $85	base $60	+0.5pp $35	+1.0pp $8

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 29 events

1. 2026-06-21
   days on market $99,000 Active 68 DOM
2. 2026-06-18
   price $99,000 Active 66 DOM
3. 2026-06-18
   days on market $109,000 Active 66 DOM
4. 2026-06-17
   days on market $109,000 Active 65 DOM
5. 2026-06-16
   days on market $109,000 Active 64 DOM
6. 2026-06-15
   days on market $109,000 Active 63 DOM
7. 2026-06-13
   days on market $109,000 Active 61 DOM
8. 2026-06-12
   days on market $109,000 Active 60 DOM
9. 2026-06-09
   days on market $109,000 Active 57 DOM
10. 2026-06-08
    days on market $109,000 Active 56 DOM
11. 2026-06-07
    days on market $109,000 Active 55 DOM
12. 2026-06-05
    days on market $109,000 Active 53 DOM
13. 2026-06-04
    days on market $109,000 Active 51 DOM
14. 2026-06-02
    days on market $109,000 Active 50 DOM
15. 2026-06-01
    days on market $109,000 Active 49 DOM
16. 2026-05-31
    days on market $109,000 Active 48 DOM
17. 2026-05-31
    days on market $109,000 Active 47 DOM
18. 2026-04-13
    listed $109,000 Active 667-char remark

    Show marketing remark (667 chars)

    Charming 2-bedroom, 1 half bath fully remodeled home nestled in a peaceful rural setting. Enjoy the beauty of nature with abundant wildlife right outside your door. experience all four seasons the upper peninsula has to offer- from vibrant fall colors to winter snow adventures. Conveniently located within sight of the main ATV trail, this property is perfect for outdoor enthusiasts. Whether you're looking for a year round residence, a rental investment, or the perfect "up north" getaway, this home check all the boxes. This is s a must see property! Call today for more information or to schedule your private showing. TAXABLE VAL: $28,189 SEV: $37,630

19. 2026-04-13
    listed $109,000 Active 667-char remark

    Show marketing remark (667 chars)

    Charming 2-bedroom, 1 half bath fully remodeled home nestled in a peaceful rural setting. Enjoy the beauty of nature with abundant wildlife right outside your door. experience all four seasons the upper peninsula has to offer- from vibrant fall colors to winter snow adventures. Conveniently located within sight of the main ATV trail, this property is perfect for outdoor enthusiasts. Whether you're looking for a year round residence, a rental investment, or the perfect "up north" getaway, this home check all the boxes. This is s a must see property! Call today for more information or to schedule your private showing. TAXABLE VAL: $28,189 SEV: $37,630

20. 2022-11-10
    soldstatus $85,000 1045-char remark

    Show marketing remark (1045 chars)

    MUST SEE! Step inside this Fully remodeled home with breathtaking views and wildlife outside your door! Experience all four seasons the Upper Peninsula have to offer. Whether you make this your primary home, Northwoods getaway or short-term rental property, rest assured you are in the heart of the action. Relaxation, fishing and water sports, trail access just a minute away for your four season trail needs. Close enough to town for essentials, far enough to enjoy the sounds of nature. Catch the Northern Lights, clear sky views of the Milky Way and meteor showers. This home Has two bedrooms, with one being large enough to sleep up to 8 and features remote controlled lighting. Relax in the living room which includes with the sale, the leather furniture. Enjoy large holiday meals or your daily breakfast in the dining room while watching the deer gather. Come in from playing outside into your very own Sauna featuring a shower. A large kitchen featuring all the amenities and "mud room" complete this great North Woods Getaway

21. 2022-11-10
    soldstatus $85,000 1045-char remark

    Show marketing remark (1045 chars)

    MUST SEE! Step inside this Fully remodeled home with breathtaking views and wildlife outside your door! Experience all four seasons the Upper Peninsula have to offer. Whether you make this your primary home, Northwoods getaway or short-term rental property, rest assured you are in the heart of the action. Relaxation, fishing and water sports, trail access just a minute away for your four season trail needs. Close enough to town for essentials, far enough to enjoy the sounds of nature. Catch the Northern Lights, clear sky views of the Milky Way and meteor showers. This home Has two bedrooms, with one being large enough to sleep up to 8 and features remote controlled lighting. Relax in the living room which includes with the sale, the leather furniture. Enjoy large holiday meals or your daily breakfast in the dining room while watching the deer gather. Come in from playing outside into your very own Sauna featuring a shower. A large kitchen featuring all the amenities and "mud room" complete this great North Woods Getaway

22. 2022-11-10
    soldstatus $85,000

    Show marketing remark (1045 chars)

    MUST SEE! Step inside this Fully remodeled home with breathtaking views and wildlife outside your door! Experience all four seasons the Upper Peninsula have to offer. Whether you make this your primary home, Northwoods getaway or short-term rental property, rest assured you are in the heart of the action. Relaxation, fishing and water sports, trail access just a minute away for your four season trail needs. Close enough to town for essentials, far enough to enjoy the sounds of nature. Catch the Northern Lights, clear sky views of the Milky Way and meteor showers. This home Has two bedrooms, with one being large enough to sleep up to 8 and features remote controlled lighting. Relax in the living room which includes with the sale, the leather furniture. Enjoy large holiday meals or your daily breakfast in the dining room while watching the deer gather. Come in from playing outside into your very own Sauna featuring a shower. A large kitchen featuring all the amenities and "mud room" complete this great North Woods Getaway

23. 2022-06-04
    listed $99,500 1045-char remark

    Show marketing remark (1045 chars)

    MUST SEE! Step inside this Fully remodeled home with breathtaking views and wildlife outside your door! Experience all four seasons the Upper Peninsula have to offer. Whether you make this your primary home, Northwoods getaway or short-term rental property, rest assured you are in the heart of the action. Relaxation, fishing and water sports, trail access just a minute away for your four season trail needs. Close enough to town for essentials, far enough to enjoy the sounds of nature. Catch the Northern Lights, clear sky views of the Milky Way and meteor showers. This home Has two bedrooms, with one being large enough to sleep up to 8 and features remote controlled lighting. Relax in the living room which includes with the sale, the leather furniture. Enjoy large holiday meals or your daily breakfast in the dining room while watching the deer gather. Come in from playing outside into your very own Sauna featuring a shower. A large kitchen featuring all the amenities and "mud room" complete this great North Woods Getaway

24. 2022-06-04
    listed $99,500 1045-char remark

    Show marketing remark (1045 chars)

    MUST SEE! Step inside this Fully remodeled home with breathtaking views and wildlife outside your door! Experience all four seasons the Upper Peninsula have to offer. Whether you make this your primary home, Northwoods getaway or short-term rental property, rest assured you are in the heart of the action. Relaxation, fishing and water sports, trail access just a minute away for your four season trail needs. Close enough to town for essentials, far enough to enjoy the sounds of nature. Catch the Northern Lights, clear sky views of the Milky Way and meteor showers. This home Has two bedrooms, with one being large enough to sleep up to 8 and features remote controlled lighting. Relax in the living room which includes with the sale, the leather furniture. Enjoy large holiday meals or your daily breakfast in the dining room while watching the deer gather. Come in from playing outside into your very own Sauna featuring a shower. A large kitchen featuring all the amenities and "mud room" complete this great North Woods Getaway

25. 2021-12-23
    soldstatus $89,900
26. 2021-12-23
    soldstatus $89,900
27. 2021-12-23
    soldstatus $98,900
28. 2021-07-19
    listed $98,900
29. 2021-07-19
    listed $98,900

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$329/yr (+$27/mo · 37.9%)

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

Taxation est. · year 1

• Rental income: $10,525
• − Mortgage interest: −$5,546
• − Property taxes: −$867
• − Insurance: −$495
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,880
• Taxable loss: −$947
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $950/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 — Stannard

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

Census & demographics

• Population (ZIP): 851

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Native American 2%
• Common ancestry: Portuguese 6% Slovak 4% Romanian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

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

+10.2% since first listed

12 events — show timeline

• 2026-04-13 Listed $109,000 UPAR
• 2026-04-13 Listed $109,000 MiRealSource-MiMLS
• 2022-11-10 Sold (Public Records) $85,000 Public Records
• 2022-11-10 Sold (MLS) $85,000 UPAR
• 2022-11-10 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2022-06-04 Listed $99,500 UPAR
• 2022-06-04 Listed $99,500 MiRealSource-MiMLS
• 2021-12-23 Sold (Public Records) $98,900 Public Records
• 2021-12-23 Sold (MLS) $89,900 UPAR
• 2021-12-23 Sold (MLS) $89,900 MiRealSource-MiMLS
• 2021-07-19 Listed $98,900 UPAR
• 2021-07-19 Listed $98,900 MiRealSource-MiMLS

Property tax history

+13.5%/yr

Latest (2025): $867 · -39.3% YoY. Source: county tax records.