812 12th Ave · Menominee, MI 49858

$69,900

1 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 16 Days on market

Built 1971 3,920 sqft lot Est $137k · 49% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A fantastic opportunity for anyone looking to bring a home back to life. This property offers great bones, a newly built front porch, and a newer roof, giving you a solid head start on the big-ticket items. While the interior and exterior are in significant need of repair, the structure provides a strong foundation for renovation, customization, or investment. Inside, you?ll find a layout ready to be reimagined?perfect for someone with vision, creativity, or a desire to build equity. Whether you?re an investor, a contractor, or a homeowner looking for a project, this home offers the chance to transform a distressed property into something truly special. * Room dimensions are approximate *

Key facts

• Strong foundation
• Newer roof
• 3,920 sq ft lot

Tags

• NEWLY BUILT FRONT PORCH
• NEWER ROOF
• STRONG FOUNDATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, 1-story home; Estimated living area between 1,001 and 1,250 sq ft (about 1,143 sq ft above grade)
• Construction: Construction completed
• Exterior features: Vinyl exterior; Residential zoning; Lot size about 0.09 acres (< 1/2 acre)

Interior

• Kitchen: Kitchen on the main level, approximately 12 x 12
• Bedrooms: Master bedroom on the main level, approximately 10 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heat powered by natural gas
• Interior features: Full stone basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.0% in Menominee — 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 71/100 on livability (#282 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Menominee Area Public Schools (town): math 26% / reading 42% proficiency, ranked #312 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Menominee High School (math 22% / reading 47%, grade F, #372 of 713 statewide, top 56%, 350 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 26 units permitted in Menominee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Menominee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $137,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 11th Ave	0.13mi	2/1.0 (+1)	1,080 (-6%)	2mo	$132,000	$122	78
813 12th Ave	0.04mi	2/1.0 (+1)	1,246 (+9%)	1mo	$149,900	$120	78
809 13th Ave	0.03mi	2/1.0 (+1)	1,200 (+5%)	10mo	$105,000	$88	77
1200 9th St	0.02mi	2/1.0 (+1)	1,056 (-8%)	10mo	$163,000	$154	73
1005 8th Ave	0.31mi	2/1.0 (+1)	1,076 (-6%)	0mo	$129,500	$120	70
1016 13th Ave	0.14mi	2/1.0 (+1)	1,055 (-8%)	17mo	$111,000	$105	62
609 12th Ave	0.14mi	2/1.0 (+1)	1,000 (-12%)	12mo	$52,500	$53	58
1901 16th Ave	0.71mi	2/1.0 (+1)	1,222 (+7%)	0mo	$185,000	$151	50
1800 16th Ave	0.66mi	2/1.5 (+1)	1,224 (+7%)	5mo	$185,000	$151	46
309 4th Pl	0.68mi	2/1.5 (+1)	1,044 (-9%)	16mo	$164,400	$157	33
1821 15th St	0.60mi	2/1.0 (+1)	1,011 (-12%)	21mo	$117,000	$116	31

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,530
• Equity at exit: $10,422

10-year hold

• IRR: 11.6%
• Equity multiple: 1.92×
• Total profit: $17,924
• Equity at exit: $6,044

Cash invested: $19,572 (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 49858

• Home prices YoY: -31.4%
• Active inventory: 64
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $202

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 72%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Dunlap Ave Marinette, WI	2.0	1.0	1175	$945	$0.80	43d	1	1.16mi
10 Cottage Row Unit 4 Marinette, WI	2.0	1.0	700	$475	$0.68	43d	1	1.23mi
403 Water St Unit 403 1/2 Marinette, WI	2.0	1.0	800	$1,100	$1.38	43d	1	1.27mi

Listing history 14 events

1. 2026-06-19
   days on market $69,900 Active 16 DOM
2. 2026-06-18
   days on market $69,900 Active 15 DOM
3. 2026-06-17
   days on market $69,900 Active 14 DOM
4. 2026-06-16
   days on market $69,900 Active 13 DOM
5. 2026-06-15
   days on market $69,900 Active 12 DOM
6. 2026-06-14
   days on market $69,900 Active 10 DOM
7. 2026-06-12
   days on market $69,900 Active 9 DOM
8. 2026-06-09
   days on market $69,900 Active 6 DOM
9. 2026-06-08
   days on market $69,900 Active 5 DOM
10. 2026-06-07
    days on market $69,900 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $69,900 Active 3 DOM
13. 2026-06-04
    remarks 693-char remark
14. 2026-06-04
    listed $69,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,401
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,033
• Taxable income: $1,390
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,086/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: Menominee Area Public Schools
• NCES district ID: 2623550
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,809
• Composite: 28.68/100
• National rank: #6694
• State rank: #312 of 540 in MI

Livability — Menominee

• Score: 71/100
• State rank: #282
• US rank: #6909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menominee, MI
• Population (ZIP): 11,870

Population outlook (Menominee County) Hauer SSP2

• Today (2025): 22,668 people
• By 2030: 21,986 · -3.0%
• By 2040: 20,196 · -10.9%
• By 2050: 18,335 · -19.1%
• By 2075: 14,771 · -34.8%
• By 2100: 10,999 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Menominee

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -43.8pp toward R · 2008: 10.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+30.1 2016: R+29.4 2012: R+2.9 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.34%
• Current HPI: 206.2461
• 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 $69,900 RANW