34428 M 28 Hwy · Bergland, MI 49910

$10,595

1 bd · 1.0 ba · 940 sqft · SingleFamily · 13 Days on market

Built 1937 2.00 ac lot

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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 +15.0/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Secluded 2-acre wooded retreat near Lake Gogebic! This one-bedroom, one-bathroom single-story home offers tremendous potential for the right buyer willing to invest in a substantial remodel. Located on private, wooded land in Bergland, Michigan, this property provides a peaceful setting just minutes from the recreational paradise of Lake Gogebic – perfect for fishing, boating, and year-round outdoor activities. The property includes a detached one-car garage and additional outbuildings that require repairs, offering extra storage or workshop potential once restored. This home requires substantial renovation and is being sold via foreclosure auction in as-is condition. Ideal for investors, contractors, or buyers seeking a project property with excellent location and land value. Don't miss this opportunity to create your own northwoods getaway or investment property in Michigan's beautiful Upper Peninsula region! Taxes are not zero. Room sizes estimated due to condition of the house. LISTING PRICE IS OPENING BID! https://mynextbid.com/property/2891/34428-Michigan-28-Bergland-MI-49910

Key facts

• Substantial remodel
• Investment property
• Private wooded land

Tags

• PRIVATE WOODED LAND
• DETACHED GARAGE
• ADDITIONAL OUTBUILDINGS
• SUBSTANTIAL REMODEL
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Approximately 2 acres (390 feet frontage noted); Zoned residential; Listed as auction / real estate owned

Exterior

• Parking: Detached garage; Garage with 1 parking space; Additional parking for 3 or more vehicles
• Utilities: 100-amp electric service; Electric water heater; Propane (LP) fuel for heat; Propane tank leased; Electricity and phone available; Water: other (see remarks); Sewer/Septic: other (see remarks)
• Home design: One-story residential home; Built in 1937; Crawlspace foundation; Facing north (property on north side of M28)
• Construction: Vinyl siding exterior; Crawl foundation; Year built: 1937
• Exterior features: Vinyl siding; Deck; Shed and other outbuildings; Main street frontage; Property is treed with a deep, large lot; rolling/hilly and sloping terrain

Interior

• Kitchen: Kitchen at entry level, approximately 12 x 10, vinyl flooring
• Bedrooms: One first-floor bedroom (Entry level), 10 x 7, carpeted
• Flooring: Carpet in bedroom and living room; Vinyl in kitchen and laundry
• Bathrooms: One full bathroom on the main/entry level
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Seven total rooms; Entry; Living room; Utility/laundry room; First-floor full bathroom
• Laundry & utility: First-floor laundry / utility room at entry level, approximately 10 x 8, vinyl flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $11k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $11k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ewen-Trout Creek Consolidated School District (rural): math 30% / reading 35% proficiency, ranked #510 of 760 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 13 units permitted in Ontonagon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $979 of equity ($73 loan paydown + $906 appreciation (8.6% local appreciation)).
• Ontonagon County population projected at -63% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: property tax is 3.7% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,595

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 8.25% ✓
• Cap rate: 74.05%
• Cash-on-cash: 241.99%
• DSCR: 11.77
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.45×
• Total profit: $42,867
• Equity at exit: $8,448

10-year hold

• IRR: —
• Equity multiple: 33.41×
• Total profit: $96,144
• Equity at exit: $17,164

Cash invested: $2,967 (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 49910

• Home prices YoY: 8.2%
• Active inventory: 24
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$56
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $598

Break-even live

Break-even rent $117

Max offer price $10,595

Occupancy floor 27%

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: $2,649
• Closing costs: $318
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   status $10,595 Pending 13 DOM
2. 2026-06-09
   days on market $10,595 Active 13 DOM
3. 2026-06-08
   days on market $10,595 Active 12 DOM
4. 2026-06-07
   days on market $10,595 Active 11 DOM
5. 2026-06-05
   days on market $10,595 Active 9 DOM
6. 2026-06-04
   days on market $10,595 Active 7 DOM
7. 2026-06-02
   days on market $10,595 Active 6 DOM
8. 2026-06-01
   days on market $10,595 Active 5 DOM
9. 2026-05-31
   days on market $10,595 Active 4 DOM
10. 2026-05-31
    days on market $10,595 Active 3 DOM
11. 2026-05-28
    listed $10,595 Active 1105-char remark

    Show marketing remark (1105 chars)

    Secluded 2-acre wooded retreat near Lake Gogebic! This one-bedroom, one-bathroom single-story home offers tremendous potential for the right buyer willing to invest in a substantial remodel. Located on private, wooded land in Bergland, Michigan, this property provides a peaceful setting just minutes from the recreational paradise of Lake Gogebic – perfect for fishing, boating, and year-round outdoor activities. The property includes a detached one-car garage and additional outbuildings that require repairs, offering extra storage or workshop potential once restored. This home requires substantial renovation and is being sold via foreclosure auction in as-is condition. Ideal for investors, contractors, or buyers seeking a project property with excellent location and land value. Don't miss this opportunity to create your own northwoods getaway or investment property in Michigan's beautiful Upper Peninsula region! Taxes are not zero. Room sizes estimated due to condition of the house. LISTING PRICE IS OPENING BID! https://mynextbid.com/property/2891/34428-Michigan-28-Bergland-MI-49910

12. 2026-05-27
    listed $10,595 Active 1105-char remark

    Show marketing remark (1105 chars)

    Secluded 2-acre wooded retreat near Lake Gogebic! This one-bedroom, one-bathroom single-story home offers tremendous potential for the right buyer willing to invest in a substantial remodel. Located on private, wooded land in Bergland, Michigan, this property provides a peaceful setting just minutes from the recreational paradise of Lake Gogebic – perfect for fishing, boating, and year-round outdoor activities. The property includes a detached one-car garage and additional outbuildings that require repairs, offering extra storage or workshop potential once restored. This home requires substantial renovation and is being sold via foreclosure auction in as-is condition. Ideal for investors, contractors, or buyers seeking a project property with excellent location and land value. Don't miss this opportunity to create your own northwoods getaway or investment property in Michigan's beautiful Upper Peninsula region! Taxes are not zero. Room sizes estimated due to condition of the house. LISTING PRICE IS OPENING BID! https://mynextbid.com/property/2891/34428-Michigan-28-Bergland-MI-49910

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $388 · $32/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $10,489
• − Mortgage interest: −$593
• − Property taxes: −$388
• − Insurance: −$53
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$308
• Taxable income: $7,468
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $5,387/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: Ewen-Trout Creek Consolidated School District
• NCES district ID: 2600014
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $35,684
• Composite: 29.63/100
• National rank: #11747
• State rank: #510 of 760 in MI

Livability — Bergland

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

Census & demographics

• Census place: Bergland, MI
• Population (ZIP): 254

Population outlook (Ontonagon County) Hauer SSP2

• Today (2025): 4,621 people
• By 2030: 3,928 · -15.0%
• By 2040: 2,644 · -42.8%
• By 2050: 1,696 · -63.3%
• By 2075: 874 · -81.1%
• By 2100: 697 · -84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 9% Lithuanian 7% Iranian 6%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Ontonagon

• 2024 margin: Solid R (+30.4) · D 34.2% · R 64.5% · Other 1.3%
• 2008→2024 swing: -34.0pp toward R · 2008: 3.7pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+25.4 2016: R+26.1 2012: R+9.1 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.55%
• Current HPI: 112.8392
• 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

• 2026-05-28 Listed $10,595 UPAR
• 2026-05-27 Listed $10,595 MiRealSource-MiMLS

Property tax history

+4.1%/yr

Latest (2025): $388 · +3.1% YoY. Source: county tax records.