7770 Beechwood Rd · Newberry, MI 49868

$115,000

1 bd · 1.0 ba · 621 sqft · SingleFamily public records · 10 Days on market

Built 2000 4.70 ac lot

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Why this score? — see what drove the D+ 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming cabin with Tahquamenon River Access. Escape to the beauty of the Upper Peninsula with this cozy cabin nestled on 4.7 acres just north of Newberry, conveniently located close to M-123. Surrounded by mature northern hardwoods and featuring a spacious lawn area. The cabin offers an open-concept with hardwood floors, a full bath, and a loft accented with white pine walls and ceiling. Comfortably sleeping up to 8 guests, it also features a wood stove, propane space heater, wired for a generator, and a covered front porch along with an open deck off the loft area for relaxing and enjoying the outdoors. A 576 sq ft garage provides excellent storage and includes the beginnings of an upstai

Key facts

• Open-concept
• Wood stove
• Loft

Tags

• TAHQUAMENON RIVER ACCESS
• 4.7 ACRES
• OPEN-CONCEPT
• HARDWOOD FLOORS
• LOFT
• WOOD STOVE

Property features AI

Exterior

• Parking: Detached garage (1 car); 1 total parking space
• Utilities: Septic tank
• Home design: Single-family residential cabin; One-and-a-half story
• Construction: Metal roof
• Exterior features: Covered deck; Wooded lot

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Wood heat
• Interior features: Wood-burning fireplace; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $108k (5.9% below list).
• Recommended offer: $108k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#201 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Tahquamenon Area Schools (town): math 23% / reading 37% proficiency, ranked #374 of 540 in MI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 9 units permitted in Luce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luce County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $108,233 (5.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-10,741
• Equity at exit: $17,147

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $747
• Equity at exit: $9,943

Cash invested: $32,200 (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 49868

• Home prices YoY: -16.8%
• Active inventory: 67
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $124

Break-even live

Break-even rent $925

Max offer price $115,000

Occupancy floor 84%

Sensitivity live

Price	-10% $189	-5% $157	+0% $124	+5% $92	+10% $59
Rent	-10% $39	-5% $82	+0% $124	+5% $167	+10% $210
Rate	-1.0pp $182	-0.5pp $154	base $124	+0.5pp $95	+1.0pp $64

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-12
   statusdays on market $115,000 Pending 10 DOM
2. 2026-06-09
   days on market $115,000 Active 8 DOM
3. 2026-06-08
   days on market $115,000 Active 7 DOM
4. 2026-06-07
   days on market $115,000 Active 6 DOM
5. 2026-06-07
   days on market $115,000 Active 5 DOM
6. 2026-06-04
   days on market $115,000 Active 2 DOM
7. 2026-06-01
   remarks 699-char remark
8. 2026-06-01
   listed $115,000 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: $957 · $80/mo
• Projected year-2 tax: $1,364 · $114/mo
• Expected delta: +$407/yr (+$34/mo · 42.5%)

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

Taxation est. · year 1

• Rental income: $12,988
• − Mortgage interest: −$6,442
• − Property taxes: −$957
• − Insurance: −$575
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$3,345
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,590/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: Tahquamenon Area Schools
• NCES district ID: 2625350
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $38,217
• Composite: 25.03/100
• National rank: #7553
• State rank: #374 of 540 in MI

Livability — Newberry

• Score: 73/100
• State rank: #201
• US rank: #5112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,231

Population outlook (Luce County) Hauer SSP2

• Today (2025): 6,185 people
• By 2030: 6,049 · -2.2%
• By 2040: 5,756 · -6.9%
• By 2050: 5,481 · -11.4%
• By 2075: 4,729 · -23.5%
• By 2100: 3,631 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Native American 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Luce

• 2024 margin: Solid R (+46.9) · D 25.8% · R 72.7% · Other 1.5%
• 2008→2024 swing: -36.0pp toward R · 2008: -10.9pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+42.2 2016: R+41.7 2012: R+22.2 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.69%
• Current HPI: 132.0633
• 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

1 event — show timeline

• 2026-06-01 Listed $115,000 EUPBR

Property tax history

+7.4%/yr

Latest (2016): $957 · +24.0% YoY. Source: county tax records.