422 E A Ave · McMillan, MI 49868

$79,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 130 Days on market

5,227 sqft lot Est $82k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

Key facts

• New metal roof
• Bonus room
• Stair free living

Tags

• QUIET RESIDENTIAL STREET
• NEW METAL ROOF
• STAIR FREE LIVING
• BONUS ROOM
• NATURAL GAS FORCED AIR FURNACE

Property features AI

Finance

• Other: No pet restrictions; No outbuildings reported; Property zoned residential; Lot acreage approximately 0.12

Exterior

• Parking: On-street parking with 3 or more spaces nearby
• Utilities: 100 amp electric service; Natural gas heating and gas water heater; Public water (to property and at street); Public sewer at street; Cable available; Phone available; Internet via Spectrum
• Home design: Single-story residential; Entry at main level
• Construction: Vinyl siding exterior; Basement / partial basement and crawl foundation; Year built not provided
• Exterior features: Vinyl siding; Large lot (frontage about 40 ft); Walkable to school; Within city limits; Road frontage

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: First-floor bedroom (Main): 10 x 15; Bedroom (Main): 9 x 15; Bedroom (Main): 10 (approx.); Bedroom (Main): 10 x 10
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Cathedral/vaulted ceiling; Partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% 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.
• 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.52% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.17%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $81,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 E Mcmillan Ave	0.13mi	2/1.0	820 (-8%)	16mo	$115,000	$140	67
201 W Ave B	0.45mi	1/1.0 (-1)	876 (-1%)	16mo	$58,500	$67	58
7910 Phelps St	0.45mi	2/1.5	980 (+10%)	7mo	$90,000	$92	54

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $15,748
• Equity at exit: $11,913

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $50,638
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $451

Break-even live

Break-even rent $643

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-27
   status Pending 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

2. 2026-04-27
   status Pending 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

3. 2026-03-13
   price $79,900 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

4. 2026-03-12
   price $79,900 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

5. 2026-02-03
   price $85,000 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

6. 2026-02-02
   price $85,000 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

7. 2025-12-19
   historical
8. 2025-12-18
   listed $92,500 Active 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

9. 2025-12-18
   listed $92,500 Active 985-char remark

   Show marketing remark (985 chars)

   Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

10. 2025-12-18
    listed $92,500 Active

    Show marketing remark (985 chars)

    Sitting in a quiet residential street in the Village of Newberry, this 4 bedroom ranch style home features ample interior space all on one level for easy "stair free" living. The house benefits from a new metal roof that was just installed 2 years ago, giving you peace of mind for many years to come. Upon entering the home, you are greeted by the living room which leads to the kitchen near the back. A hallway provides access to the full bath, laundry room, basement entrance, and 4 bedrooms (two of which feature cathedral ceilings). And if 4 bedrooms is not quite enough, there is a bonus room in-between the living room and kitchen that would make a great nursery, storage space, home office, or anything else you could need a little extra space for. The house stays toasty warm in the winter thanks to the natural gas forced air furnace which is housed in the partial basement along with the hot water heater. The home is vacant and immediate occupancy can be granted!

11. 2023-09-05
    price $89,000
12. 2023-06-16
    status Active
13. 2023-05-30
    historical Active Under Contract
14. 2023-05-26
    price $99,900
15. 2023-04-11
    listed $89,000 Active
16. 2018-04-02
    soldstatus $15,000

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$280/yr (+$23/mo · 41.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°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: $14,564
• − Mortgage interest: −$4,476
• − Property taxes: −$670
• − Insurance: −$400
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,324
• Taxable income: $4,364
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $4,361/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 — McMillan

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

Census & demographics

• Census place: Newberry, MI
• 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

+432.7% since first listed

16 events — show timeline

• 2026-04-27 Pending — UPAR
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-03-13 Price Changed $79,900 MiRealSource-MiMLS
• 2026-03-12 Price Changed $79,900 UPAR
• 2026-02-03 Price Changed $85,000 MiRealSource-MiMLS
• 2026-02-02 Price Changed $85,000 UPAR
• 2025-12-19 Listing Removed — MiRealSource-MiMLS
• 2025-12-18 Listed $92,500 MiRealSource-MiMLS
• 2025-12-18 Listed $92,500 MiRealSource-MiMLS
• 2025-12-18 Listed $92,500 UPAR
• 2023-09-05 Price Changed $89,000 EUPBR
• 2023-06-16 Relisted — EUPBR
• 2023-05-30 Contingent — EUPBR
• 2023-05-26 Price Changed $99,900 EUPBR
• 2023-04-11 Listed $89,000 EUPBR
• 2018-04-02 Sold (Public Records) $15,000 Public Records

Property tax history

+7.2%/yr

Latest (2016): $670 · +23.2% YoY. Source: county tax records.