152 Birch St · Allouez, MI 49805

$129,000

3 bd · 1.5 ba · 1,802 sqft · SingleFamily · 55 Days on market

Built 1991 1.30 ac lot ↓ 13% since listing

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Why this score? — see what drove the C- 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
• Appreciation +6.3/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is a fixer upper with substantial potential for the right buyer. The exterior is in generally respectable condition. The interior features drywall throughout and will likely require full cosmetic renovation including new flooring, drywall repair and paint, and updated kitchen and bathroom spaces. It was originally built in the early 1900s, experienced a fire in 1989, and was rebuilt between 1990 and 1991. Most structural and mechanical components date from that 1990 to 1991 rebuild. Portions of the original stone foundation remain and the concrete floors in the basement may predate the rebuild. The setting is a standout feature. The home is located on a dead end street with only two other visible homes which creates a quiet and private feel. Gratiot River Road is about one half mile up the hill and offers convenient access to Lake Superior, waterfalls, and a wide range of outdoor recreation. Bumbletown has a quaint and charming atmosphere and captures the laid back pace of Keweenaw living. Additional features include a detached wood fired sauna in the yard. In the wooded area behind the home is a small natural depression with water movement which may offer potential for a future pond. All remaining contents and any trash/debris will be included with the sale with the exception of the antique stove in the basement. A propane furnace is on schedule to be installed.

Key facts

• 1.3 acre lot
• 2 garage spots
• Built 1991

Tags

• DETACHED WOOD FIRED SAUNA

Property features AI

Exterior

• Parking: Detached garage (30' x 18'); Off-street parking; 2-car garage
• Utilities: Public water; Septic system; 100 Amp electrical service; LP/Propane gas heating fuel; Gas water heater; Cable available and internet (Spectrum) available; Electricity connected, phone available, sewer connected, water connected
• Home design: Residential property; 1 1/2-story structure; Built in 1991; Deep, large, wooded lot; cul-de-sac/dead-end location; platted; within city limits
• Construction: Basement foundation (Michigan-style, block/stone); Basement is full and unfinished; Year built: 1991
• Exterior features: Vinyl siding; Deck; Sauna; Garage outbuilding(s)

Interior

• Kitchen: Eat-in kitchen (12 x 14) with wood flooring; Range/Oven; Refrigerator
• Bedrooms: First-floor bedroom (12 x 13) with wood flooring; Second-floor bedroom (13 x 8) with laminate flooring; Second-floor bedroom (approx. 9' wide) with laminate flooring
• Flooring: Wood flooring in living areas, kitchen and primary bedroom; Laminate flooring in secondary bedrooms and lavatory
• Bathrooms: Main floor full bathroom (approx. 8 x 4); Second-floor lavatory; Primary bath present (primary suite details not specified)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: 7 total rooms; First floor laundry; Pantry; Eat-in kitchen; Unfinished full basement with sump pump
• Laundry & utility: Washer; Dryer; Basement utility area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $77 ($921/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 $123k (5.0% below list).
• Recommended offer: $123k (5.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Public Schools Of Calumet Laurium & Keweenaw (town): math 37% / reading 54% proficiency, ranked #160 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 25 units permitted in Keweenaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($892 loan paydown + $3k appreciation (2.6% local appreciation)).
• Keweenaw County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

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

Recommended offer $122,564 (5.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.50×
• Total profit: $17,949
• Equity at exit: $55,346

10-year hold

• IRR: 11.6%
• Equity multiple: 2.67×
• Total profit: $60,243
• Equity at exit: $83,283

Cash invested: $36,120 (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 49805

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $77

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 89%

Sensitivity live

Price	-10% $166	-5% $121	+0% $77	+5% $32	+10% $-12
Rent	-10% $-20	-5% $28	+0% $77	+5% $125	+10% $174
Rate	-1.0pp $142	-0.5pp $110	base $77	+0.5pp $43	+1.0pp $9

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $129,000 Active 55 DOM
2. 2026-06-21
   days on market $129,000 Active 54 DOM
3. 2026-06-18
   days on market $129,000 Active 52 DOM
4. 2026-06-17
   days on market $129,000 Active 51 DOM
5. 2026-06-16
   days on market $129,000 Active 50 DOM
6. 2026-06-15
   days on market $129,000 Active 49 DOM
7. 2026-06-13
   days on market $129,000 Active 47 DOM
8. 2026-06-12
   days on market $129,000 Active 46 DOM
9. 2026-06-09
   days on market $129,000 Active 43 DOM
10. 2026-06-08
    days on market $129,000 Active 42 DOM
11. 2026-06-07
    days on market $129,000 Active 41 DOM
12. 2026-06-07
    days on market $129,000 Active 40 DOM
13. 2026-06-04
    days on market $129,000 Active 37 DOM
14. 2026-06-02
    days on market $129,000 Active 36 DOM
15. 2026-06-01
    days on market $129,000 Active 35 DOM
16. 2026-05-31
    days on market $129,000 Active 34 DOM
17. 2026-05-31
    days on market $129,000 Active 33 DOM
18. 2026-04-27
    listed $129,000 Active 1399-char remark

    Show marketing remark (1399 chars)

    This property is a fixer upper with substantial potential for the right buyer. The exterior is in generally respectable condition. The interior features drywall throughout and will likely require full cosmetic renovation including new flooring, drywall repair and paint, and updated kitchen and bathroom spaces. It was originally built in the early 1900s, experienced a fire in 1989, and was rebuilt between 1990 and 1991. Most structural and mechanical components date from that 1990 to 1991 rebuild. Portions of the original stone foundation remain and the concrete floors in the basement may predate the rebuild. The setting is a standout feature. The home is located on a dead end street with only two other visible homes which creates a quiet and private feel. Gratiot River Road is about one half mile up the hill and offers convenient access to Lake Superior, waterfalls, and a wide range of outdoor recreation. Bumbletown has a quaint and charming atmosphere and captures the laid back pace of Keweenaw living. Additional features include a detached wood fired sauna in the yard. In the wooded area behind the home is a small natural depression with water movement which may offer potential for a future pond. All remaining contents and any trash/debris will be included with the sale with the exception of the antique stove in the basement. A propane furnace is on schedule to be installed.

19. 2026-04-27
    listed $129,000 Active 1399-char remark

    Show marketing remark (1399 chars)

    This property is a fixer upper with substantial potential for the right buyer. The exterior is in generally respectable condition. The interior features drywall throughout and will likely require full cosmetic renovation including new flooring, drywall repair and paint, and updated kitchen and bathroom spaces. It was originally built in the early 1900s, experienced a fire in 1989, and was rebuilt between 1990 and 1991. Most structural and mechanical components date from that 1990 to 1991 rebuild. Portions of the original stone foundation remain and the concrete floors in the basement may predate the rebuild. The setting is a standout feature. The home is located on a dead end street with only two other visible homes which creates a quiet and private feel. Gratiot River Road is about one half mile up the hill and offers convenient access to Lake Superior, waterfalls, and a wide range of outdoor recreation. Bumbletown has a quaint and charming atmosphere and captures the laid back pace of Keweenaw living. Additional features include a detached wood fired sauna in the yard. In the wooded area behind the home is a small natural depression with water movement which may offer potential for a future pond. All remaining contents and any trash/debris will be included with the sale with the exception of the antique stove in the basement. A propane furnace is on schedule to be installed.

20. 2026-04-10
    historical
21. 2025-12-09
    listed $149,000 Active

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

Climate risk First Street

• 🌊 Flood 5/10 Major 48% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥89°F today · 9 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: $14,708
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,753
• Taxable loss: −$1,204
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $1,210/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: Public Schools Of Calumet Laurium & Keweenaw
• NCES district ID: 2607690
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $34,585
• Composite: 37.51/100
• National rank: #4398
• State rank: #160 of 540 in MI

Livability — Allouez

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

Census & demographics

• Population (ZIP): 351

Population outlook (Keweenaw County) Hauer SSP2

• Today (2025): 2,170 people
• By 2030: 2,127 · -2.0%
• By 2040: 1,941 · -10.6%
• By 2050: 1,708 · -21.3%
• By 2075: 1,304 · -39.9%
• By 2100: 1,003 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 15% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Keweenaw

• 2024 margin: R (+12.8) · D 42.8% · R 55.6% · Other 1.6%
• 2008→2024 swing: -2.4pp toward R · 2008: -10.4pp · 2024: -12.8pp
• All cycles: 2024: R+12.8 2020: R+12.2 2016: R+20.1 2012: R+13.8 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.63%
• Current HPI: 125.3786
• 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

-13.4% since first listed

4 events — show timeline

• 2026-04-27 Listed $129,000 UPAR
• 2026-04-27 Listed $129,000 MiRealSource-MiMLS
• 2026-04-10 Listing Removed — MiRealSource-MiMLS
• 2025-12-09 Listed $149,000 MiRealSource-MiMLS