208 E Ridge St · Ironwood, MI 49938

$50,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 16 Days on market

Built 1919 5,663 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home offering 840 sq ft of comfortable living space in the heart of Ironwood. This cozy property features a functional layout with a bright living area, practical kitchen, and well-sized bedrooms. Conveniently located near local amenities, parks, and schools, it provides both comfort and accessibility. Ideal for first-time buyers or investors seeking value and potential. Property sold AS-IS

Key facts

• Near schools
• Bright living area
• Practical kitchen

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• PRACTICAL KITCHEN
• LOCAL AMENITIES
• NEAR PARKS
• NEAR SCHOOLS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with space for one vehicle
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; One story
• Construction: Shingle siding exterior
• Exterior features: Lot in GEARYS ADD subdivision; Located near E Ridge / North Lowell

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No central cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 5.7% in Ironwood — 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 70/100 on livability (#325 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: health & safety C-, schools D+, amenities F.
• Ironwood Area Schools Of Gogebic County (town): math 23% / reading 40% proficiency, ranked #361 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Gogebic County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gogebic County population projected at -24% 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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.
• Current owner paid $30k; list at $50k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.76%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $101,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 E Francis St	0.22mi	2/1.0	840 (0%)	4mo	$80,000	$95	86
139 E Michigan Ave	0.11mi	2/1.0	840 (0%)	11mo	$137,500	$164	86
209 E Harding Ave	0.08mi	2/1.0	865 (+3%)	8mo	$90,000	$104	84
110 W Francis St	0.31mi	2/1.0	869 (+4%)	2mo	$138,000	$159	78
224 E Coolidge Ave	0.17mi	2/1.0	782 (-7%)	5mo	$94,900	$121	77
224 E Harding Ave	0.11mi	2/1.0	936 (+11%)	1mo	$75,000	$80	75
1203 N Lawrence St	0.40mi	2/1.0	864 (+3%)	13mo	$118,000	$137	66
129 W Norrie St	0.37mi	3/1.0 (+1)	831 (-1%)	15mo	$58,000	$70	63
146 E Midland Ave	0.41mi	2/1.0	924 (+10%)	7mo	$127,000	$137	59
602 Lake Ave	0.41mi	3/1.0 (+1)	914 (+9%)	9mo	$47,000	$51	54
720 Hill St	0.51mi	2/1.0	960 (+14%)	2mo	$93,000	$97	50
4746 E Sunnyside Ave	0.60mi	2/1.0	750 (-11%)	5mo	$150,000	$200	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.74×
• Total profit: $10,306
• Equity at exit: $7,455

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $32,708
• Equity at exit: $4,323

Cash invested: $14,000 (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 49938

• Home prices YoY: -23.3%
• Active inventory: 70
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $289

Break-even live

Break-even rent $434

Max offer price $50,000

Occupancy floor 59%

Sensitivity live

Price	-10% $317	-5% $303	+0% $289	+5% $275	+10% $261
Rent	-10% $226	-5% $257	+0% $289	+5% $320	+10% $352
Rate	-1.0pp $314	-0.5pp $302	base $289	+0.5pp $276	+1.0pp $263

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 E Aurora St Ironwood, MI	1.0	1.0	700	$800	$1.14	44d	1	0.31mi

Listing history 13 events

1. 2026-06-17
   status $50,000 Pending 16 DOM
2. 2026-06-17
   days on market $50,000 Active 16 DOM
3. 2026-06-16
   days on market $50,000 Active 15 DOM
4. 2026-06-15
   days on market $50,000 Active 14 DOM
5. 2026-06-13
   days on market $50,000 Active 12 DOM
6. 2026-06-12
   days on market $50,000 Active 11 DOM
7. 2026-06-09
   days on market $50,000 Active 8 DOM
8. 2026-06-08
   days on market $50,000 Active 7 DOM
9. 2026-06-07
   days on market $50,000 Active 6 DOM
10. 2026-06-07
    days on market $50,000 Active 5 DOM
11. 2026-06-04
    days on market $50,000 Active 2 DOM
12. 2026-06-01
    remarks 420-char remark

    Show marketing remark (420 chars)

    Charming 2-bedroom, 1-bath home offering 840 sq ft of comfortable living space in the heart of Ironwood. This cozy property features a functional layout with a bright living area, practical kitchen, and well-sized bedrooms. Conveniently located near local amenities, parks, and schools, it provides both comfort and accessibility. Ideal for first-time buyers or investors seeking value and potential. Property sold AS-IS

13. 2026-06-01
    listed $50,000 Active 1 DOM

    Show marketing remark (420 chars)

    Charming 2-bedroom, 1-bath home offering 840 sq ft of comfortable living space in the heart of Ironwood. This cozy property features a functional layout with a bright living area, practical kitchen, and well-sized bedrooms. Conveniently located near local amenities, parks, and schools, it provides both comfort and accessibility. Ideal for first-time buyers or investors seeking value and potential. Property sold AS-IS

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$24/yr (+$2/mo · 3.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 14 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: $9,600
• − Mortgage interest: −$2,801
• − Property taxes: −$721
• − Insurance: −$250
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,455
• Taxable income: $2,838
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $2,785/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: Ironwood Area Schools Of Gogebic County
• NCES district ID: 2619470
• Math proficiency: 23% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $33,313
• Composite: 25.78/100
• National rank: #7369
• State rank: #361 of 540 in MI

Livability — Ironwood

• Score: 70/100
• State rank: #325
• US rank: #8024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironwood, MI
• Population (ZIP): 7,424

Population outlook (Gogebic County) Hauer SSP2

• Today (2025): 13,951 people
• By 2030: 13,191 · -5.4%
• By 2040: 11,739 · -15.9%
• By 2050: 10,580 · -24.2%
• By 2075: 8,530 · -38.9%
• By 2100: 6,903 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Lithuanian 4% Portuguese 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Gogebic

• 2024 margin: R (+17.1) · D 40.8% · R 57.9% · Other 1.2%
• 2008→2024 swing: -34.4pp toward R · 2008: 17.3pp · 2024: -17.1pp
• All cycles: 2024: R+17.1 2020: R+12.5 2016: R+15.0 2012: D+8.1 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.86%
• Current HPI: 204.0924
• 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

+316.7% since first listed

12 events — show timeline

• 2026-06-01 Listed $50,000 REALCOMP
• 2026-06-01 Listed $50,000 MiRealSource-MiMLS
• 2023-02-10 Sold (MLS) $30,000 UPAR
• 2023-02-10 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2023-02-02 Pending — UPAR
• 2023-02-02 Pending — MiRealSource-MiMLS
• 2023-01-06 Listed $33,900 UPAR
• 2023-01-06 Listed $33,900 MiRealSource-MiMLS
• 2020-07-20 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2020-07-20 Sold (MLS) $13,000 UPAR
• 2020-06-30 Listed $12,000 MiRealSource-MiMLS
• 2020-06-30 Listed $12,000 UPAR

Property tax history

+25.1%/yr

Latest (2024): $721 · +56.6% YoY. Source: county tax records.