N6145 S Gould City Rd · Newton, MI 49838

$55,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 252 Days on market

Built 1894 Fair condition 60,120 ac lot $52/sqft · 44% below area Est $98k · 44% under ↓ 14% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Your affordable entry point to small-town living is here. A cozy fixer-upper being sold AS IS. Escape to the charming community of Gould City, MI. Centrally located only an hour west of the Mackinac Bridge. A short distance to the sandy shores of Lake Michigan and thousands of acres of state land. This two-story home has had updates and is in livable condition with a new roof being of utmost importance. You will appreciate the traditional layout along with some old charm to hold onto. With the new Quarry coming to operation nearby soon, this could be a great rental or flip home to newcomers in the area. Also, a good vacation haven for the hunters, trail riders, and Lake Michigan lovers. If you have never been to Gould City, now is your chance to see a special place in the U. P. where time

Key facts

• Blank canvas
• Traditional layout
• Rental unit

Tags

• FIXER-UPPER
• TRADITIONAL LAYOUT
• NEW ROOF
• RENTAL UNIT
• BLANK CANVAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Engadine Consolidated Schools (rural): math 25% / reading 40% proficiency, ranked #504 of 760 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 41 units permitted in Mackinac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $1k appreciation (2.1% local appreciation)).
• Mackinac County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.84% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.78%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $98,095
• List price: $55,000
• Delta: -43.93%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 3.01×
• Total profit: $30,972
• Equity at exit: $22,115

10-year hold

• IRR: 38.0%
• Equity multiple: 5.93×
• Total profit: $75,912
• Equity at exit: $32,173

Cash invested: $15,400 (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 49838

• Home prices YoY: 1.9%
• Active inventory: 17
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $421

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 54%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 252 DOM
2. 2026-06-17
   days on market $55,000 Active 251 DOM
3. 2026-06-16
   days on market $55,000 Active 250 DOM
4. 2026-06-15
   days on market $55,000 Active 249 DOM
5. 2026-06-13
   days on market $55,000 Active 247 DOM
6. 2026-06-12
   days on market $55,000 Active 246 DOM
7. 2026-06-09
   pricedays on market $55,000 Active 243 DOM
8. 2026-06-08
   days on market $60,000 Active 242 DOM
9. 2026-06-07
   days on market $60,000 Active 241 DOM
10. 2026-06-05
    days on market $60,000 Active 239 DOM
11. 2026-06-04
    days on market $60,000 Active 237 DOM
12. 2026-06-02
    days on market $60,000 Active 236 DOM
13. 2026-06-01
    days on market $60,000 Active 235 DOM
14. 2026-05-31
    days on market $60,000 Active 234 DOM
15. 2026-05-31
    days on market $60,000 Active 233 DOM
16. 2026-04-08
    status Active 799-char remark

    Show marketing remark (799 chars)

    Your affordable entry point to small-town living is here. A cozy fixer-upper being sold AS IS. Escape to the charming community of Gould City, MI. Centrally located only an hour west of the Mackinac Bridge. A short distance to the sandy shores of Lake Michigan and thousands of acres of state land. This two-story home has had updates and is in livable condition with a new roof being of utmost importance. You will appreciate the traditional layout along with some old charm to hold onto. With the new Quarry coming to operation nearby soon, this could be a great rental or flip home to newcomers in the area. Also, a good vacation haven for the hunters, trail riders, and Lake Michigan lovers. If you have never been to Gould City, now is your chance to see a special place in the U. P. where time

17. 2026-01-22
    price $60,000 799-char remark

    Show marketing remark (799 chars)

    Your affordable entry point to small-town living is here. A cozy fixer-upper being sold AS IS. Escape to the charming community of Gould City, MI. Centrally located only an hour west of the Mackinac Bridge. A short distance to the sandy shores of Lake Michigan and thousands of acres of state land. This two-story home has had updates and is in livable condition with a new roof being of utmost importance. You will appreciate the traditional layout along with some old charm to hold onto. With the new Quarry coming to operation nearby soon, this could be a great rental or flip home to newcomers in the area. Also, a good vacation haven for the hunters, trail riders, and Lake Michigan lovers. If you have never been to Gould City, now is your chance to see a special place in the U. P. where time

18. 2025-12-02
    price $65,000 799-char remark

    Show marketing remark (799 chars)

    Your affordable entry point to small-town living is here. A cozy fixer-upper being sold AS IS. Escape to the charming community of Gould City, MI. Centrally located only an hour west of the Mackinac Bridge. A short distance to the sandy shores of Lake Michigan and thousands of acres of state land. This two-story home has had updates and is in livable condition with a new roof being of utmost importance. You will appreciate the traditional layout along with some old charm to hold onto. With the new Quarry coming to operation nearby soon, this could be a great rental or flip home to newcomers in the area. Also, a good vacation haven for the hunters, trail riders, and Lake Michigan lovers. If you have never been to Gould City, now is your chance to see a special place in the U. P. where time

19. 2025-10-08
    listed $70,000 Active 799-char remark

    Show marketing remark (799 chars)

    Your affordable entry point to small-town living is here. A cozy fixer-upper being sold AS IS. Escape to the charming community of Gould City, MI. Centrally located only an hour west of the Mackinac Bridge. A short distance to the sandy shores of Lake Michigan and thousands of acres of state land. This two-story home has had updates and is in livable condition with a new roof being of utmost importance. You will appreciate the traditional layout along with some old charm to hold onto. With the new Quarry coming to operation nearby soon, this could be a great rental or flip home to newcomers in the area. Also, a good vacation haven for the hunters, trail riders, and Lake Michigan lovers. If you have never been to Gould City, now is your chance to see a special place in the U. P. where time

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,163
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,600
• Taxable income: $4,436
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $3,983/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, focusing on exterior siding, HVAC, and landscaping to improve its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of replacement
• Major HVAC/mechanicals — No photos, but typically in need of maintenance

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both HVAC upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Major	$15,000–50,000
HVAC/mechanicals · No photos, but typically in need of maintenance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Engadine Consolidated Schools
• NCES district ID: 2615600
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 15.00%
• Median HH income: $39,019
• Composite: 29.93/100
• National rank: #11667
• State rank: #504 of 760 in MI

Livability — Newton

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

Census & demographics

• Population (ZIP): 434

Population outlook (Mackinac County) Hauer SSP2

• Today (2025): 10,449 people
• By 2030: 10,075 · -3.6%
• By 2040: 9,220 · -11.8%
• By 2050: 8,595 · -17.7%
• By 2075: 7,996 · -23.5%
• By 2100: 7,434 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Native American 6%
• Common ancestry: Lithuanian 10% Slovak 5% Romanian 2%
• Foreign-born: 3%

Political lean MEDSL · Mackinac

• 2024 margin: Strong R (+24.9) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -3.8pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.8 2016: R+27.2 2012: R+12.2 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.14%
• Current HPI: 113.0211
• 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

-14.3% since first listed

4 events — show timeline

• 2026-04-08 Relisted — EUPBR
• 2026-01-22 Price Changed $60,000 EUPBR
• 2025-12-02 Price Changed $65,000 EUPBR
• 2025-10-08 Listed $70,000 EUPBR