561 E M35 Hwy · Gwinn, MI 49841

$84,900

1 bd · 2.0 ba · 1,698 sqft · Manufactured public records · 214 Days on market

Built 1965 1.49 ac lot $50/sqft · 72% below area Est $94k · 10% under ↓ 26% since listing

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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 +27.9/30.0
• ARV discount +12.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on approximately 1.5 acres with 173 feet of frontage along M-35, this Forsyth Township property offers an efficient home base in a highly convenient location just east of Gwinn. The main residence is a conventional 1 bedroom, 1 bath home with an easy-to-maintain footprint, partial basement (mechanical room only) and an attached 2-car heated garage, giving you comfortable living space plus room for vehicles, toys and a workshop without a lot of overhead. A secondary older single-wide mobile home with a conventional framed addition sits on the property as well – currently used as basic space, but it offers the next owner a chance to reimagine it as storage, hobby space, or a future project. The generous lot size give you elbow room and a more country feel while still being less than a mile from the M-553/M-35 intersection, Kwik Trip, and an easy drive to Marquette. If you’ve been looking for an economical home with garage, acreage, and some extra space to work with in an ideal, year-round accessible location, this one is worth a look.

Key facts

• Partial basement
• 173 feet of frontage
• 1.5 acres

Tags

• 1.5 ACRES
• 173 FEET OF FRONTAGE
• ATTACHED 2-CAR HEATED GARAGE
• PARTIAL BASEMENT
• GENEROUS LOT SIZE

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#322 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Gwinn Area Community Schools (rural): math 16% / reading 30% proficiency, ranked #439 of 540 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $94,418
• List price: $84,900
• Delta: -10.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,876
• Equity at exit: $12,659

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $23,846
• Equity at exit: $7,341

Cash invested: $23,772 (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 49841

• Home prices YoY: -29.0%
• Active inventory: 61
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $262

Break-even live

Break-even rent $655

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $84,900 Active 214 DOM
2. 2026-06-18
   days on market $84,900 Active 213 DOM
3. 2026-06-17
   days on market $84,900 Active 212 DOM
4. 2026-06-16
   days on market $84,900 Active 211 DOM
5. 2026-06-15
   days on market $84,900 Active 210 DOM
6. 2026-06-14
   days on market $84,900 Active 208 DOM
7. 2026-06-12
   days on market $84,900 Active 207 DOM
8. 2026-06-09
   days on market $84,900 Active 204 DOM
9. 2026-06-08
   days on market $84,900 Active 203 DOM
10. 2026-06-07
    days on market $84,900 Active 202 DOM
11. 2026-06-05
    days on market $84,900 Active 199 DOM
12. 2026-06-02
    days on market $84,900 Active 197 DOM
13. 2026-06-01
    days on market $84,900 Active 196 DOM
14. 2026-05-31
    days on market $84,900 Active 195 DOM
15. 2026-05-30
    days on market $84,900 Active 194 DOM
16. 2026-05-09
    price $84,900 1064-char remark

    Show marketing remark (1064 chars)

    Set on approximately 1.5 acres with 173 feet of frontage along M-35, this Forsyth Township property offers an efficient home base in a highly convenient location just east of Gwinn. The main residence is a conventional 1 bedroom, 1 bath home with an easy-to-maintain footprint, partial basement (mechanical room only) and an attached 2-car heated garage, giving you comfortable living space plus room for vehicles, toys and a workshop without a lot of overhead. A secondary older single-wide mobile home with a conventional framed addition sits on the property as well – currently used as basic space, but it offers the next owner a chance to reimagine it as storage, hobby space, or a future project. The generous lot size give you elbow room and a more country feel while still being less than a mile from the M-553/M-35 intersection, Kwik Trip, and an easy drive to Marquette. If you’ve been looking for an economical home with garage, acreage, and some extra space to work with in an ideal, year-round accessible location, this one is worth a look.

17. 2026-05-08
    price $84,900 1064-char remark

    Show marketing remark (1064 chars)

    Set on approximately 1.5 acres with 173 feet of frontage along M-35, this Forsyth Township property offers an efficient home base in a highly convenient location just east of Gwinn. The main residence is a conventional 1 bedroom, 1 bath home with an easy-to-maintain footprint, partial basement (mechanical room only) and an attached 2-car heated garage, giving you comfortable living space plus room for vehicles, toys and a workshop without a lot of overhead. A secondary older single-wide mobile home with a conventional framed addition sits on the property as well – currently used as basic space, but it offers the next owner a chance to reimagine it as storage, hobby space, or a future project. The generous lot size give you elbow room and a more country feel while still being less than a mile from the M-553/M-35 intersection, Kwik Trip, and an easy drive to Marquette. If you’ve been looking for an economical home with garage, acreage, and some extra space to work with in an ideal, year-round accessible location, this one is worth a look.

18. 2026-01-07
    price $95,000 1064-char remark

    Show marketing remark (1064 chars)

    Set on approximately 1.5 acres with 173 feet of frontage along M-35, this Forsyth Township property offers an efficient home base in a highly convenient location just east of Gwinn. The main residence is a conventional 1 bedroom, 1 bath home with an easy-to-maintain footprint, partial basement (mechanical room only) and an attached 2-car heated garage, giving you comfortable living space plus room for vehicles, toys and a workshop without a lot of overhead. A secondary older single-wide mobile home with a conventional framed addition sits on the property as well – currently used as basic space, but it offers the next owner a chance to reimagine it as storage, hobby space, or a future project. The generous lot size give you elbow room and a more country feel while still being less than a mile from the M-553/M-35 intersection, Kwik Trip, and an easy drive to Marquette. If you’ve been looking for an economical home with garage, acreage, and some extra space to work with in an ideal, year-round accessible location, this one is worth a look.

19. 2026-01-07
    price $95,000 1064-char remark

    Show marketing remark (1064 chars)

    Set on approximately 1.5 acres with 173 feet of frontage along M-35, this Forsyth Township property offers an efficient home base in a highly convenient location just east of Gwinn. The main residence is a conventional 1 bedroom, 1 bath home with an easy-to-maintain footprint, partial basement (mechanical room only) and an attached 2-car heated garage, giving you comfortable living space plus room for vehicles, toys and a workshop without a lot of overhead. A secondary older single-wide mobile home with a conventional framed addition sits on the property as well – currently used as basic space, but it offers the next owner a chance to reimagine it as storage, hobby space, or a future project. The generous lot size give you elbow room and a more country feel while still being less than a mile from the M-553/M-35 intersection, Kwik Trip, and an easy drive to Marquette. If you’ve been looking for an economical home with garage, acreage, and some extra space to work with in an ideal, year-round accessible location, this one is worth a look.

20. 2025-11-13
    listed $114,900 Active 1064-char remark

    Show marketing remark (1064 chars)

    Set on approximately 1.5 acres with 173 feet of frontage along M-35, this Forsyth Township property offers an efficient home base in a highly convenient location just east of Gwinn. The main residence is a conventional 1 bedroom, 1 bath home with an easy-to-maintain footprint, partial basement (mechanical room only) and an attached 2-car heated garage, giving you comfortable living space plus room for vehicles, toys and a workshop without a lot of overhead. A secondary older single-wide mobile home with a conventional framed addition sits on the property as well – currently used as basic space, but it offers the next owner a chance to reimagine it as storage, hobby space, or a future project. The generous lot size give you elbow room and a more country feel while still being less than a mile from the M-553/M-35 intersection, Kwik Trip, and an easy drive to Marquette. If you’ve been looking for an economical home with garage, acreage, and some extra space to work with in an ideal, year-round accessible location, this one is worth a look.

21. 2025-11-13
    listed $114,900 Active 1064-char remark

    Show marketing remark (1064 chars)

    Set on approximately 1.5 acres with 173 feet of frontage along M-35, this Forsyth Township property offers an efficient home base in a highly convenient location just east of Gwinn. The main residence is a conventional 1 bedroom, 1 bath home with an easy-to-maintain footprint, partial basement (mechanical room only) and an attached 2-car heated garage, giving you comfortable living space plus room for vehicles, toys and a workshop without a lot of overhead. A secondary older single-wide mobile home with a conventional framed addition sits on the property as well – currently used as basic space, but it offers the next owner a chance to reimagine it as storage, hobby space, or a future project. The generous lot size give you elbow room and a more country feel while still being less than a mile from the M-553/M-35 intersection, Kwik Trip, and an easy drive to Marquette. If you’ve been looking for an economical home with garage, acreage, and some extra space to work with in an ideal, year-round accessible location, this one is worth a look.

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $875 · $73/mo
• Expected delta: +$432/yr (+$36/mo · 97.5%)

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

Taxation est. · year 1

• Rental income: $11,835
• − Mortgage interest: −$4,756
• − Property taxes: −$443
• − Insurance: −$424
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,470
• Taxable income: $1,848
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $2,696/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: Gwinn Area Community Schools
• NCES district ID: 2614690
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $46,152
• Composite: 19.98/100
• National rank: #8670
• State rank: #439 of 540 in MI

Livability — Gwinn

• Score: 70/100
• State rank: #322
• US rank: #7930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,359

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Native American 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1% Other Asian/Pacific 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: ▼ -87.41%
• Current HPI: 214.0389
• 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

-26.1% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $84,900 UPAR
• 2026-01-07 Price Changed $95,000 MiRealSource-MiMLS
• 2026-01-07 Price Changed $95,000 UPAR
• 2025-11-13 Listed $114,900 UPAR
• 2025-11-13 Listed $114,900 MiRealSource-MiMLS

Property tax history

-8.1%/yr

Latest (2025): $443 · -50.4% YoY. Source: county tax records.