2428 RM Rd · Rock, MI 49880

$95,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 67 Days on market

Built 1955 0.80 ac 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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Recently remodeled 3 bed, 1 bath home that is move in ready and waiting for its new owners! Featuring a brand new propane forced air furnace, on demand electric hot water tank and tongue & groove wall coverings. The main floor features the eat-in kitchen, living room, a bedroom, full bathroom with laundry and a bonus 20x14 great room perfect for large gatherings. Upstairs features two additional bedrooms and a hall closet. The exterior of the home is protected by vinyl siding and all new Anderson windows. The well pump and bladder tank was also just recently replaced. Located on a county road just off of M-35, this home is perfectly situated between Marquette and Escanaba. Just down the county road is 1000s of acres of state land for you to enjoy.

Key facts

• 0.8 acre lot
• 3 parking spots
• Built 1955

Property features AI

Finance

• Other: Approximately 0.8 acre lot (220' frontage); City/county year-round road access; Flood insurance not required (floodplain unknown)

Exterior

• Parking: Three or more parking spaces (unassigned/general)
• Utilities: Electricity with circuit breakers; LP/propane gas for heat; Electric water heater; Private well water; Septic system; Sewer connected noted (listing indicates septic and sewer connected)
• Home design: Residential property; 1 1/2-story structure; Built in 1955
• Construction: Vinyl siding exterior; Crawl foundation; Basement type listed as block/other
• Exterior features: Vinyl siding; Rural lot setting; Road frontage; No water features; No outbuildings noted

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Main-level bedroom (9 x 11) with wood flooring; Second-level bedroom (11 x 11); Second-level bedroom (approx. 12' wide) with wood flooring; First-floor bedroom noted
• Flooring: Wood flooring in multiple bedrooms and living room; Carpet in great room
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Supplemental space heater; No central cooling
• Interior features: First-floor laundry; Eat-in kitchen; Living room; Main floor full bathroom; Basement: block/other (crawl foundation noted)
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mid Peninsula School District (rural): math 10% / reading 25% proficiency, ranked #653 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.2% local appreciation)).
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.19% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.87×
• Total profit: $49,651
• Equity at exit: $60,917

10-year hold

• IRR: 26.2%
• Equity multiple: 5.85×
• Total profit: $129,118
• Equity at exit: $111,518

Cash invested: $26,600 (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 49880

• Home prices YoY: 3.5%
• Active inventory: 11
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $332

Break-even live

Break-even rent $706

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   status $95,000 Pending 67 DOM
2. 2026-06-01
   days on market $95,000 Active 67 DOM
3. 2026-05-31
   days on market $95,000 Active 66 DOM
4. 2026-05-31
   days on market $95,000 Active 65 DOM
5. 2026-05-18
   historical Keep Showing-Contgcy Appl 763-char remark

   Show marketing remark (763 chars)

   Recently remodeled 3 bed, 1 bath home that is move in ready and waiting for its new owners! Featuring a brand new propane forced air furnace, on demand electric hot water tank and tongue & groove wall coverings. The main floor features the eat-in kitchen, living room, a bedroom, full bathroom with laundry and a bonus 20x14 great room perfect for large gatherings. Upstairs features two additional bedrooms and a hall closet. The exterior of the home is protected by vinyl siding and all new Anderson windows. The well pump and bladder tank was also just recently replaced. Located on a county road just off of M-35, this home is perfectly situated between Marquette and Escanaba. Just down the county road is 1000s of acres of state land for you to enjoy.

6. 2026-05-11
   status Active 763-char remark

   Show marketing remark (763 chars)

   Recently remodeled 3 bed, 1 bath home that is move in ready and waiting for its new owners! Featuring a brand new propane forced air furnace, on demand electric hot water tank and tongue & groove wall coverings. The main floor features the eat-in kitchen, living room, a bedroom, full bathroom with laundry and a bonus 20x14 great room perfect for large gatherings. Upstairs features two additional bedrooms and a hall closet. The exterior of the home is protected by vinyl siding and all new Anderson windows. The well pump and bladder tank was also just recently replaced. Located on a county road just off of M-35, this home is perfectly situated between Marquette and Escanaba. Just down the county road is 1000s of acres of state land for you to enjoy.

7. 2026-03-31
   historical Accepting Backup Offers 763-char remark

   Show marketing remark (763 chars)

   Recently remodeled 3 bed, 1 bath home that is move in ready and waiting for its new owners! Featuring a brand new propane forced air furnace, on demand electric hot water tank and tongue & groove wall coverings. The main floor features the eat-in kitchen, living room, a bedroom, full bathroom with laundry and a bonus 20x14 great room perfect for large gatherings. Upstairs features two additional bedrooms and a hall closet. The exterior of the home is protected by vinyl siding and all new Anderson windows. The well pump and bladder tank was also just recently replaced. Located on a county road just off of M-35, this home is perfectly situated between Marquette and Escanaba. Just down the county road is 1000s of acres of state land for you to enjoy.

8. 2026-03-26
   listed $95,000 Active 763-char remark

   Show marketing remark (763 chars)

   Recently remodeled 3 bed, 1 bath home that is move in ready and waiting for its new owners! Featuring a brand new propane forced air furnace, on demand electric hot water tank and tongue & groove wall coverings. The main floor features the eat-in kitchen, living room, a bedroom, full bathroom with laundry and a bonus 20x14 great room perfect for large gatherings. Upstairs features two additional bedrooms and a hall closet. The exterior of the home is protected by vinyl siding and all new Anderson windows. The well pump and bladder tank was also just recently replaced. Located on a county road just off of M-35, this home is perfectly situated between Marquette and Escanaba. Just down the county road is 1000s of acres of state land for you to enjoy.

9. 2026-03-26
   listed $95,000 Active 763-char remark

   Show marketing remark (763 chars)

   Recently remodeled 3 bed, 1 bath home that is move in ready and waiting for its new owners! Featuring a brand new propane forced air furnace, on demand electric hot water tank and tongue & groove wall coverings. The main floor features the eat-in kitchen, living room, a bedroom, full bathroom with laundry and a bonus 20x14 great room perfect for large gatherings. Upstairs features two additional bedrooms and a hall closet. The exterior of the home is protected by vinyl siding and all new Anderson windows. The well pump and bladder tank was also just recently replaced. Located on a county road just off of M-35, this home is perfectly situated between Marquette and Escanaba. Just down the county road is 1000s of acres of state land for you to enjoy.

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $850 · $71/mo
• Expected delta: +$613/yr (+$51/mo · 258.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 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: $13,511
• − Mortgage interest: −$5,321
• − Property taxes: −$237
• − Insurance: −$475
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,764
• Taxable income: $2,552
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,371/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: Mid Peninsula School District
• NCES district ID: 2623830
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $43,047
• Composite: 18.49/100
• National rank: #14035
• State rank: #653 of 760 in MI

Livability — Rock

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

Census & demographics

• Population (ZIP): 1,026

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 67,278 people
• By 2030: 67,249 · +-0.0%
• By 2040: 66,297 · -1.5%
• By 2050: 65,241 · -3.0%
• By 2075: 64,365 · -4.3%
• By 2100: 60,707 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 19% English 4% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Marquette

• 2024 margin: Lean D (+8.7) · D 53.5% · R 44.8% · Other 1.7%
• 2008→2024 swing: -11.6pp toward R · 2008: 20.3pp · 2024: 8.7pp
• All cycles: 2024: D+8.7 2020: D+11.2 2016: D+4.2 2012: D+14.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.20%
• Current HPI: 184.9849
• 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

5 events — show timeline

• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-03-31 Contingent — MiRealSource-MiMLS
• 2026-03-26 Listed $95,000 UPAR
• 2026-03-26 Listed $95,000 MiRealSource-MiMLS

Property tax history

-5.0%/yr

Latest (2025): $237 · -38.7% YoY. Source: county tax records.