25254 S Raber Rd · Raber, MI 49736

$144,500

2 bd · 1.5 ba · 1,388 sqft · SingleFamily public records · 254 Days on market

Built 2019 1.70 ac lot $104/sqft · 7% below area Est $162k · 11% under

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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 +14.5/30.0
• ARV discount +12.3/15.0
• Appreciation +6.1/10.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on 1.7 wooded acres along Gogomain Rd. in Goetzville, this unfinished 2-bedroom, 2-bath home offers the perfect opportunity to create your own northern retreat. The home is framed and ready for your finishing touches, with a frame for a 32x28 barn providing ample space for storage, workshop, or future expansion. A shed adds additional utility for tools or recreational gear. Located near the St. Mary's River, multiple boat launches, ATV/snowmobile trails, and acres of state land, this property is ideal for outdoor enthusiasts looking for peace, privacy, and adventure.

Key facts

• Unfinished home
• Additional utility
• Wooded acres

Tags

• WOODED ACRES
• UNFINISHED HOME
• FRAME FOR BARN
• ADDITIONAL UTILITY
• NEAR ST MARY'S RIVER
• MULTIPLE BOAT LAUNCHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $33 ($394/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 $112k (22.8% below list).
• Recommended offer: $112k (22.8% 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.
• Detour Area Schools (rural): math 30% / reading 50% proficiency, ranked #383 of 760 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($999 loan paydown + $3k appreciation (2.3% local appreciation)).
• Chippewa County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~7 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 254 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $34k; list at $144k implies a 325% gain — meaningful room to come down on a strong offer.

Recommended offer $111,553 (22.8% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (median comp): $161,580
• List price: $144,500
• Delta: -10.57%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.34×
• Total profit: $13,841
• Equity at exit: $59,038

10-year hold

• IRR: 9.5%
• Equity multiple: 2.32×
• Total profit: $53,419
• Equity at exit: $86,614

Cash invested: $40,460 (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 49736

• Home prices YoY: 1.3%
• Active inventory: 15
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $33

Break-even live

Break-even rent $1,074

Max offer price $144,500

Occupancy floor 92%

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $144,500 Active 254 DOM
2. 2026-06-17
   days on market $144,500 Active 253 DOM
3. 2026-06-16
   days on market $144,500 Active 252 DOM
4. 2026-06-15
   days on market $144,500 Active 251 DOM
5. 2026-06-13
   days on market $144,500 Active 249 DOM
6. 2026-06-12
   days on market $144,500 Active 248 DOM
7. 2026-06-09
   days on market $144,500 Active 245 DOM
8. 2026-06-08
   days on market $144,500 Active 244 DOM
9. 2026-06-07
   days on market $144,500 Active 243 DOM
10. 2026-06-07
    days on market $144,500 Active 242 DOM
11. 2026-06-04
    days on market $144,500 Active 239 DOM
12. 2026-06-02
    days on market $144,500 Active 238 DOM
13. 2026-06-01
    days on market $144,500 Active 237 DOM
14. 2026-05-31
    days on market $144,500 Active 236 DOM
15. 2026-05-31
    days on market $144,500 Active 235 DOM
16. 2025-10-07
    listed $144,500 Active 581-char remark

    Show marketing remark (581 chars)

    Nestled on 1.7 wooded acres along Gogomain Rd. in Goetzville, this unfinished 2-bedroom, 2-bath home offers the perfect opportunity to create your own northern retreat. The home is framed and ready for your finishing touches, with a frame for a 32x28 barn providing ample space for storage, workshop, or future expansion. A shed adds additional utility for tools or recreational gear. Located near the St. Mary's River, multiple boat launches, ATV/snowmobile trails, and acres of state land, this property is ideal for outdoor enthusiasts looking for peace, privacy, and adventure.

17. 2019-10-15
    soldstatus $34,000 733-char remark

    Show marketing remark (733 chars)

    Ideal property for the fisherman who is looking for a week-end getaway that is comfortable and affordable. This combination garage/efficiency apartment is on a nice lot surrounded by trees and with a very pleasant and private feeling. Best part is the location close to two launch ramps on the St. Mary's River with great fishing! The very comfortable one room apartment is complete with sleeping, sitting and eating areas and has a bathroom with shower and toilet (vanity not plumbed yet). The ''make shift kitchen'' in the garage has counter tops and cabinets, range and refrigerator and additional eating area. Garage portion is roomy enough for truck and outdoor equipment. Lot has plenty of space for a home or mobile home too.

18. 2019-10-08
    soldstatus $34,000
19. 2018-06-27
    listed $38,000 733-char remark

    Show marketing remark (733 chars)

    Ideal property for the fisherman who is looking for a week-end getaway that is comfortable and affordable. This combination garage/efficiency apartment is on a nice lot surrounded by trees and with a very pleasant and private feeling. Best part is the location close to two launch ramps on the St. Mary's River with great fishing! The very comfortable one room apartment is complete with sleeping, sitting and eating areas and has a bathroom with shower and toilet (vanity not plumbed yet). The ''make shift kitchen'' in the garage has counter tops and cabinets, range and refrigerator and additional eating area. Garage portion is roomy enough for truck and outdoor equipment. Lot has plenty of space for a home or mobile home too.

20. 2008-02-04
    soldstatus $23,500

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$930/yr (+$77/mo · 254.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°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: $13,386
• − Mortgage interest: −$8,094
• − Property taxes: −$366
• − Insurance: −$722
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,204
• Taxable loss: −$2,142
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $908/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: Detour Area Schools
• NCES district ID: 2611970
• Math proficiency: 30% ▲ 19.00%
• Reading proficiency: 50% ▲ 30.00%
• Median HH income: $40,111
• Composite: 35.94/100
• National rank: #9562
• State rank: #383 of 760 in MI

Livability — Raber

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

Census & demographics

• Population (ZIP): 492

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Native American 5% Two or more races 2%
• Common ancestry: Romanian 22% Lithuanian 8% Slovak 4%
• Foreign-born: 1% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 3% German/W. Germanic 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.26%
• Current HPI: 170.5925
• 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

+514.9% since first listed

5 events — show timeline

• 2025-10-07 Listed $144,500 EUPBR
• 2019-10-15 Sold (MLS) $34,000 EUPBR
• 2019-10-08 Sold (Public Records) $34,000 Public Records
• 2018-06-27 Listed $38,000 EUPBR
• 2008-02-04 Sold (Public Records) $23,500 Public Records

Property tax history

+6.1%/yr

Latest (2021): $366 · -26.6% YoY. Source: county tax records.