25828 Lake Linden Ave · Calumet, MI 49913

$100,000

5 bd · 1.5 ba · 1,466 sqft · SingleFamily public records · 16 Days on market

Built 1910 0.32 ac lot Est $135k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this spacious two-story home featuring five bedrooms and one full bath—a true diamond in the rough! With some hardwood floors already in place, this property offers a unique opportunity for renovation enthusiasts. Some key features include a first-floor bedroom, bath and laundry, 2 heat systems (oil forced air and a wood burner), a deck off the back for private relaxation and the (wait for it!) 4 car attached garage. Auto enthusiasts and hobbyists take note! This house was once a duplex and offers an array of possibilities and opportunity. Most utilities are not on and will NOT be turned on for inspections or appraisal. Bring a flashlight. Please allow up to 72 hours for response on offers.

Key facts

• First-floor bedroom
• Two-story home
• Hardwood floors

Tags

• TWO-STORY HOME
• HARDWOOD FLOORS
• FIRST-FLOOR BEDROOM
• 4 CAR ATTACHED GARAGE

Property features AI

Finance

• Other: No outbuildings; Property type: Residential; Zoning: Residential; Lot acreage approximately 0.32 acres; Frontage approximately 109 ft

Exterior

• Parking: Attached garage with direct access; Garage provides 4 parking spaces; Additional parking for 3 or more vehicles
• Utilities: Public water; Public sanitary sewer; 100 amp electric service; Electricity available; Natural gas available; Cable available; Phone available; Water connected
• Home design: Residential 2-story home; Built in 1910; Entry-level rooms on the main (kitchen, dining, living, first-floor bedroom)
• Construction: Hard board exterior; Basement foundation
• Exterior features: Deck; Porch; Street lights nearby; Large lot (65+ ft frontage); Main street frontage; Subdivision setting; Walkable to school

Interior

• Kitchen: Kitchen at entry level (13 x 10) with vinyl flooring
• Bedrooms: First-floor bedroom (Entry level, 21 x 8, wood flooring); Second-floor bedroom (14 x 8, carpet); Second-floor bedroom (width 8, wood flooring); Second-floor bedroom (14 x 9, wood flooring); Second-floor bedroom (14 x 9, wood flooring)
• Flooring: Wood flooring in multiple rooms (living room, dining room, many bedrooms, bathroom); Carpet in one bedroom; Vinyl flooring in kitchen
• Bathrooms: Main floor full bathroom (Entry level); One full bathroom total
• Heating & cooling: Forced air heating; Oil heat; No central cooling; Electric water heater; Supplemental wood heat
• Interior features: Cable/internet available; Hardwood floors; Main floor laundry; Has basement (interior access, stone)
• Laundry & utility: Washer and dryer included; Utility/laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.2% in Calumet — 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 60/100 on livability (#585 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• 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.
• Zoned schools: Clk Elementary School (math 35% / reading 46%, grade F, #592 of 1,397 statewide, top 43%, 515 students, 60% FRL); Washington Middle School (math 35% / reading 58%, grade D+, #150 of 493 statewide, top 31%, 291 students, 60% FRL); Calumet High School (math 47% / reading 67%, grade C, #99 of 713 statewide, top 14%, 485 students, 44% FRL).
• Market conditions: 46 active listings in the ZIP; 111 units permitted in Houghton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houghton County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.88%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $134,872
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56264 Union St	0.37mi	4/1.0 (-1)	1,494 (+2%)	8mo	$120,000	$80	66
25617 D St	0.56mi	4/1.5 (-1)	1,443 (-2%)	5mo	$133,000	$92	62
56203 US41 Hwy	0.40mi	4/2.0 (-1)	1,664 (+14%)	8mo	$227,000	$136	45
246 Kearsarge St	0.41mi	4/2.5 (-1)	1,652 (+13%)	10mo	$215,000	$130	42
130 S Iroquois St	0.56mi	4/1.0 (-1)	1,580 (+8%)	20mo	$26,150	$17	37
25633 A St	0.41mi	5/2.0	1,676 (+14%)	24mo	$29,900	$18	35

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $11,830
• Equity at exit: $14,910

10-year hold

• IRR: 19.7%
• Equity multiple: 2.66×
• Total profit: $46,346
• Equity at exit: $8,646

Cash invested: $28,000 (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 49913

• Active inventory: 46
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $440

Break-even live

Break-even rent $792

Max offer price $100,000

Occupancy floor 62%

Sensitivity live

Price	-10% $497	-5% $469	+0% $440	+5% $412	+10% $384
Rent	-10% $334	-5% $387	+0% $440	+5% $494	+10% $547
Rate	-1.0pp $491	-0.5pp $466	base $440	+0.5pp $415	+1.0pp $388

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $100,000 Active 16 DOM
2. 2026-06-21
   days on market $100,000 Active 15 DOM
3. 2026-06-21
   days on market $100,000 Active 14 DOM
4. 2026-06-18
   days on market $100,000 Active 12 DOM
5. 2026-06-17
   days on market $100,000 Active 11 DOM
6. 2026-06-16
   days on market $100,000 Active 10 DOM
7. 2026-06-15
   days on market $100,000 Active 9 DOM
8. 2026-06-13
   days on market $100,000 Active 7 DOM
9. 2026-06-12
   days on market $100,000 Active 6 DOM
10. 2026-06-09
    days on market $100,000 Active 3 DOM
11. 2026-06-08
    days on market $100,000 Active 2 DOM
12. 2026-06-07
    remarks 693-char remark
13. 2026-06-07
    listed $100,000 Active 1 DOM

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$411/yr (+$34/mo · 57.2%)

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

Taxation est. · year 1

• Rental income: $16,199
• − Mortgage interest: −$5,602
• − Property taxes: −$718
• − Insurance: −$500
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,909
• Taxable income: $3,878
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,355/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 — Calumet

• Score: 60/100
• State rank: #585
• US rank: #18953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,483

Population outlook (Houghton County) Hauer SSP2

• Today (2025): 35,073 people
• By 2030: 34,645 · -1.2%
• By 2040: 33,248 · -5.2%
• By 2050: 31,625 · -9.8%
• By 2075: 28,105 · -19.9%
• By 2100: 23,274 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 4% Romanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Chinese 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Houghton

• 2024 margin: R (+17.0) · D 40.7% · R 57.7% · Other 1.6%
• 2008→2024 swing: -13.1pp toward R · 2008: -3.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+14.2 2016: R+15.7 2012: R+10.2 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.04%
• Current HPI: 131.8527
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-06 Listed $100,000 UPAR
• 2026-06-06 Listed $100,000 MiRealSource-MiMLS

Property tax history

+10.7%/yr

Latest (2025): $718 · +66.4% YoY. Source: county tax records.