9141 M 33 · Avery, MI 49709

$132,900

2 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 45 Days on market

0.41 ac lot $102/sqft · 16% below area Est $158k · 16% 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 +25.3/30.0
• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Atlanta Area. .. Neat and clean ''Up North'' getaway or year-round home. This 2-bedroom, 1-bath cut-stone home/cottage features a knotty pine interior, vaulted ceiling, skylights, and newer appliances, which are included. Recent upgrades include a standing-seam metal roof, 200-amp service, and a gas fireplace. The property also features a artesian well, and a detached finished garage with kitchenette and sleeping quarters; additionally, a future toilet and/or bathroom is already ''stubbed'' . The fenced parcel includes fruit trees and is conveniently located on State Highway M33, just south of M32, near the Thunder Bay River. * * * All information herein is deemed accurate but is not warr

Key facts

• Knotty pine interior
• Vaulted ceiling
• Gas fireplace

Tags

• KNOTTY PINE INTERIOR
• VAULTED CEILING
• SKYLIGHTS
• STANDING-SEAM METAL ROOF
• 200-AMP SERVICE
• GAS FIREPLACE

Property features AI

Exterior

• Parking: Detached heated garage; Approximately 1.5 garage spaces
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Guest house; Paved road access; Lot approximately 0.41 acres (85 x 213)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Propane heating; Space heater
• Interior features: Vaulted ceilings; Fireplace
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $129k (3.0% 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.
• Atlanta Community Schools (rural): math 25% / reading 35% proficiency, ranked #546 of 760 in MI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($919 loan paydown + $13k appreciation (10.0% local appreciation)).
• Montmorency County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $133k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $128,913 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.03% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (median comp): $157,955
• List price: $132,900
• Delta: -15.86%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $91,604
• Equity at exit: $119,727

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $254,455
• Equity at exit: $258,195

Cash invested: $37,212 (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 49709

• Home prices YoY: 13.5%
• Active inventory: 56
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $303

Break-even live

Break-even rent $981

Max offer price $132,900

Occupancy floor 73%

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $132,900 Active 45 DOM
2. 2026-06-17
   days on market $132,900 Active 44 DOM
3. 2026-06-16
   days on market $132,900 Active 43 DOM
4. 2026-06-15
   days on market $132,900 Active 42 DOM
5. 2026-06-13
   days on market $132,900 Active 40 DOM
6. 2026-06-12
   days on market $132,900 Active 39 DOM
7. 2026-06-09
   days on market $132,900 Active 36 DOM
8. 2026-06-08
   days on market $132,900 Active 35 DOM
9. 2026-06-07
   days on market $132,900 Active 34 DOM
10. 2026-06-07
    days on market $132,900 Active 33 DOM
11. 2026-06-04
    days on market $132,900 Active 30 DOM
12. 2026-06-02
    days on market $132,900 Active 29 DOM
13. 2026-06-01
    days on market $132,900 Active 28 DOM
14. 2026-05-31
    days on market $132,900 Active 27 DOM
15. 2026-05-31
    days on market $132,900 Active 26 DOM
16. 2026-05-13
    status Active 741-char remark
17. 2026-05-10
    historical Active Under Contract 741-char remark
18. 2026-05-02
    listed $132,900 Active 741-char remark
19. 2025-05-31
    price $136,900
20. 2025-05-28
    status Active
21. 2025-05-25
    historical Active Under Contract
22. 2025-05-25
    status Active
23. 2025-05-19
    historical Active Under Contract
24. 2025-04-30
    price $139,900
25. 2025-04-16
    price $142,000
26. 2025-03-24
    price $149,900
27. 2025-03-17
    listed $159,900 Active
28. 2024-10-07
    price $109,900
29. 2024-09-30
    price $112,900
30. 2024-09-07
    price $114,900
31. 2024-09-03
    price $117,900
32. 2024-08-29
    price $119,900
33. 2024-08-16
    price $123,000
34. 2024-07-31
    listed $129,000 Active
35. 2024-04-30
    soldstatus $60,000
36. 1997-09-19
    soldstatus $27,500

ⓘ 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: $273 · $23/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$887/yr (+$74/mo · 324.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,374
• − Mortgage interest: −$7,444
• − Property taxes: −$273
• − Insurance: −$664
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,866
• Taxable income: $1,506
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $3,273/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: Atlanta Community Schools
• NCES district ID: 2603570
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $35,004
• Composite: 27.59/100
• National rank: #12347
• State rank: #546 of 760 in MI

Livability — Avery

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

Census & demographics

• Population (ZIP): 3,524

Population outlook (Montmorency County) Hauer SSP2

• Today (2025): 8,233 people
• By 2030: 7,575 · -8.0%
• By 2040: 6,202 · -24.7%
• By 2050: 5,081 · -38.3%
• By 2075: 3,119 · -62.1%
• By 2100: 1,923 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Montmorency

• 2024 margin: Solid R (+45.3) · D 26.6% · R 72.0% · Other 1.4%
• 2008→2024 swing: -37.2pp toward R · 2008: -8.2pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+43.4 2016: R+44.2 2012: R+17.4 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.88%
• Current HPI: 361.3052
• 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

+383.3% since first listed

21 events — show timeline

• 2026-05-13 Relisted — WWMLS
• 2026-05-10 Contingent — WWMLS
• 2026-05-02 Listed $132,900 WWMLS
• 2025-05-31 Price Changed $136,900 WWMLS
• 2025-05-28 Relisted — WWMLS
• 2025-05-25 Contingent — WWMLS
• 2025-05-25 Relisted — WWMLS
• 2025-05-19 Contingent — WWMLS
• 2025-04-30 Price Changed $139,900 WWMLS
• 2025-04-16 Price Changed $142,000 WWMLS
• 2025-03-24 Price Changed $149,900 WWMLS
• 2025-03-17 Listed $159,900 WWMLS
• 2024-10-07 Price Changed $109,900 WWMLS
• 2024-09-30 Price Changed $112,900 WWMLS
• 2024-09-07 Price Changed $114,900 WWMLS
• 2024-09-03 Price Changed $117,900 WWMLS
• 2024-08-29 Price Changed $119,900 WWMLS
• 2024-08-16 Price Changed $123,000 WWMLS
• 2024-07-31 Listed $129,000 WWMLS
• 2024-04-30 Sold (Public Records) $60,000 Public Records
• 1997-09-19 Sold (Public Records) $27,500 Public Records

Property tax history

+2.8%/yr

Latest (2024): $273 · -45.2% YoY. Source: county tax records.