44 Tamara Lynn Cir · Kinross, MI 49788

$139,900

3 bd · 2.0 ba · 1,237 sqft · SingleFamily public records · 182 Days on market

Built 1960 $113/sqft · 49% above area Est $157k · 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 +14.3/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Complete total renovation Half Duplex 4 bedroom 2 bathroom All newer stainless steel appliances included: Large French door Fridge/Freezer with water/ice Gas Range with Air Fryer Super Quiet dishwasher Large over the range Microwave Beautiful private wooded back yard Attached garage New Energy Efficient Windows Newer Energy Efficient Furnace/Water Heater Deep soaking bath tub Master bedroom ensuite

Key facts

• Updated electrical
• Large porch
• Total remodel

Tags

• TOTAL REMODEL
• LARGE PORCH
• FULL FINISHED BASEMENT
• ENERGY EFFICIENT WINDOWS
• UPDATED ELECTRICAL
• ENERGY EFFICIENT FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $25 ($300/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 $116k (16.8% below list).
• Recommended offer: $116k (16.8% 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.
• Rudyard Area Schools (rural): math 34% / reading 42% proficiency, ranked #245 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 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 $15k of equity ($967 loan paydown + $14k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 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 $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,378 (16.8% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.83% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $156,597
• List price: $139,900
• Delta: -10.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Evergreen Dr	0.58mi	3/1.5	1,237 (0%)	2mo	$97,000	$78	69
77 Kincheloe Dr	0.62mi	4/1.0 (+1)	1,083 (-12%)	20mo	$63,360	$59	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.99×
• Total profit: $77,758
• Equity at exit: $126,033

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $227,680
• Equity at exit: $271,795

Cash invested: $39,172 (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 49788

• Home prices YoY: 12.3%
• Active inventory: 6
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $25

Break-even live

Break-even rent $1,132

Max offer price $139,900

Occupancy floor 93%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $139,900 Active 182 DOM
2. 2026-06-17
   days on market $139,900 Active 181 DOM
3. 2026-06-16
   days on market $139,900 Active 180 DOM
4. 2026-06-15
   days on market $139,900 Active 179 DOM
5. 2026-06-13
   days on market $139,900 Active 177 DOM
6. 2026-06-12
   days on market $139,900 Active 176 DOM
7. 2026-06-09
   days on market $139,900 Active 173 DOM
8. 2026-06-08
   days on market $139,900 Active 172 DOM
9. 2026-06-07
   days on market $139,900 Active 171 DOM
10. 2026-06-05
    days on market $139,900 Active 169 DOM
11. 2026-06-04
    days on market $139,900 Active 167 DOM
12. 2026-06-02
    days on market $139,900 Active 166 DOM
13. 2026-06-01
    days on market $139,900 Active 165 DOM
14. 2026-05-31
    days on market $139,900 Active 164 DOM
15. 2026-05-31
    days on market $139,900 Active 163 DOM
16. 2026-04-24
    soldstatus $115,000 Closed 401-char remark

    Show marketing remark (401 chars)

    Complete total renovation Half Duplex 4 bedroom 2 bathroom All newer stainless steel appliances included: Large French door Fridge/Freezer with water/ice Gas Range with Air Fryer Super Quiet dishwasher Large over the range Microwave Beautiful private wooded back yard Attached garage New Energy Efficient Windows Newer Energy Efficient Furnace/Water Heater Deep soaking bath tub Master bedroom ensuite

17. 2026-04-04
    status Pending 401-char remark

    Show marketing remark (401 chars)

    Complete total renovation Half Duplex 4 bedroom 2 bathroom All newer stainless steel appliances included: Large French door Fridge/Freezer with water/ice Gas Range with Air Fryer Super Quiet dishwasher Large over the range Microwave Beautiful private wooded back yard Attached garage New Energy Efficient Windows Newer Energy Efficient Furnace/Water Heater Deep soaking bath tub Master bedroom ensuite

18. 2025-12-20
    listed $139,900 Active 401-char remark

    Show marketing remark (401 chars)

    Complete total renovation Half Duplex 4 bedroom 2 bathroom All newer stainless steel appliances included: Large French door Fridge/Freezer with water/ice Gas Range with Air Fryer Super Quiet dishwasher Large over the range Microwave Beautiful private wooded back yard Attached garage New Energy Efficient Windows Newer Energy Efficient Furnace/Water Heater Deep soaking bath tub Master bedroom ensuite

19. 2025-12-17
    listed $139,900 Active 480-char remark

    Show marketing remark (480 chars)

    COMPLETE TOTAL REMODEL-From roof to basement Immediate occupancy 4 Bedrooms, 2 Bathrooms Beautiful large porch with lights Attached one car garage New Samsung French door fridge, dishwasher, microwave, range with air fryer included. Full Finished Basement New Energy Efficient Windows Updated electrical Energy efficient, furnace Energy efficient, hot water heater Solid oak doors Private wooded lot Large master bedroom with ensuite Large pantry Large storage shed with lean-to

20. 2022-12-22
    soldstatus $50,000
21. 2022-12-22
    soldstatus $50,000
22. 2022-09-02
    listed $59,500
23. 2020-03-02
    soldstatus $25,000
24. 2020-01-03
    listed $32,000
25. 2005-05-26
    soldstatus $55,000

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$463/yr (+$39/mo · 37.6%)

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

Taxation est. · year 1

• Rental income: $13,965
• − Mortgage interest: −$7,837
• − Property taxes: −$1,229
• − Insurance: −$700
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$4,070
• Taxable loss: −$2,104
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $805/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: Rudyard Area Schools
• NCES district ID: 2630360
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $40,299
• Composite: 31.88/100
• National rank: #5865
• State rank: #245 of 540 in MI

Livability — Kinross

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

Census & demographics

• Census place: Kincheloe, MI
• Population (ZIP): 3,979

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 45% Black 18% Native American 17% Two or more races 14% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▲ 18.24%
• Current HPI: 165.9577
• 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

+109.1% since first listed

10 events — show timeline

• 2026-04-24 Sold (MLS) $115,000 WWMLS
• 2026-04-04 Pending — WWMLS
• 2025-12-20 Listed $139,900 WWMLS
• 2025-12-17 Listed $139,900 Fizber.com
• 2022-12-22 Sold (Public Records) $50,000 Public Records
• 2022-12-22 Sold (MLS) $50,000 EUPBR
• 2022-09-02 Listed $59,500 EUPBR
• 2020-03-02 Sold (MLS) $25,000 EUPBR
• 2020-01-03 Listed $32,000 EUPBR
• 2005-05-26 Sold (Public Records) $55,000 Public Records

Property tax history

+8.7%/yr

Latest (2021): $1,229 · +11.7% YoY. Source: county tax records.