18253 Ri Rd · Rock, MI 49880-0000

$64,900

1 bd · 1.0 ba · 772 sqft · SingleFamily public records · 8 Days on market

Built 1970 20 ac lot Est $90k · 28% under ↓ 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Discover this rustic cabin in the heart of Michigan’s stunning Upper Peninsula. Perfect for outdoor enthusiasts and hunters, this property offers a unique opportunity to create your dream retreat. Located on 10 acres of mature timber providing privacy, natural beauty, and excellent hunting opportunities. The cabin is a cozy fixer-upper that needs some work, ideal for those looking to customize their own escape. Electricity is on-site ensuring modern conveniences are accessible. The property features a drilled well, giving you easy access to water. Situated in a renowned hunting area, abundant wildlife and prime game are just outside your door. The surrounding landscape offers plenty of space for outdoor activities, additional structures, or future improvements. This peaceful, accessible location combines natural beauty with promising potential—perfect for a weekend getaway, hunting lodge, or full-time residence. Don’t miss this chance to own a piece of the U. P. ’s great outdoors. The adjacent 10 acres is being sold separately.

Key facts

• Electricity on-site
• Abundant wildlife
• Drilled well

Tags

• 10 ACRES OF MATURE TIMBER
• ELECTRICITY ON-SITE
• DRILLED WELL
• RENOWNED HUNTING AREA
• ABUNDANT WILDLIFE
• SURROUNDING LANDSCAPE

Property features AI

Finance

• Other: Property sits on approximately 10 acres (frontage approx. 330 ft.); Access via year-round gravel county roads; frontage type: road
• Financial info: Listed as a residential fixer-upper
• HOA & community: No HOA information reported

Exterior

• Parking: Detached garage (approx. 26 x 32); Parking for 3 or more vehicles
• Security: No specific security features reported
• Utilities: Private well water; Septic sewer system; Electric service: 100 amp; Heat fuel: LP/propane and wood; propane hot water heater; Electricity and phone available; natural gas and cable not available
• Home design: 1 1/2-story residential fixer-upper; Built in 1970; Entry-level rooms include kitchen and living room; Property faces west (side of street: W)
• Construction: Log exterior; Piers foundation
• Exterior features: Log construction; Property is on a deep, treed lot (150+ ft.); Site located on a dead-end road in a rural, wooded setting; Outbuildings include a barn, pole barn, and additional garage(s)

Interior

• Kitchen: Kitchen on entry level (approx. 12 x 12) with wood flooring
• Bedrooms: Primary bedroom located on the upper level with wood flooring (approx. 20 x 20)
• Flooring: Wood flooring in bedroom(s), kitchen, and living room
• Bathrooms: One full bathroom (main floor) with primary bath present; Entry-level bathroom floor covering: other
• Heating & cooling: Heating provided by boiler and forced air; Supplemental heat: wood; No cooling system reported
• Interior features: No notable interior built-in features reported
• Laundry & utility: No basement; No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mid Peninsula School District (rural): math 10% / reading 25% proficiency, ranked #653 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1970 — 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: 1.71% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.63%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $90,324
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18253 Ri Rd	0.00mi	1/1.0	772 (0%)	1mo	$90,000	$117	99

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: 37.4%
• Equity multiple: 3.11×
• Total profit: $38,313
• Equity at exit: $29,182

10-year hold

• IRR: 37.4%
• Equity multiple: 6.15×
• Total profit: $93,627
• Equity at exit: $44,973

Cash invested: $18,172 (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 49880-0000

• Active inventory: 2
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $479

Break-even live

Break-even rent $506

Max offer price $64,900

Occupancy floor 52%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-30
   status Pending 1067-char remark

   Show marketing remark (1067 chars)

   Discover this rustic cabin in the heart of Michigan’s stunning Upper Peninsula. Perfect for outdoor enthusiasts and hunters, this property offers a unique opportunity to create your dream retreat. Located on 10 acres of mature timber providing privacy, natural beauty, and excellent hunting opportunities. The cabin is a cozy fixer-upper that needs some work, ideal for those looking to customize their own escape. Electricity is on-site ensuring modern conveniences are accessible. The property features a drilled well, giving you easy access to water. Situated in a renowned hunting area, abundant wildlife and prime game are just outside your door. The surrounding landscape offers plenty of space for outdoor activities, additional structures, or future improvements. This peaceful, accessible location combines natural beauty with promising potential—perfect for a weekend getaway, hunting lodge, or full-time residence. Don’t miss this chance to own a piece of the U. P. ’s great outdoors. The adjacent 10 acres is being sold separately.

2. 2026-04-30
   status Pending 1067-char remark

   Show marketing remark (1067 chars)

   Discover this rustic cabin in the heart of Michigan’s stunning Upper Peninsula. Perfect for outdoor enthusiasts and hunters, this property offers a unique opportunity to create your dream retreat. Located on 10 acres of mature timber providing privacy, natural beauty, and excellent hunting opportunities. The cabin is a cozy fixer-upper that needs some work, ideal for those looking to customize their own escape. Electricity is on-site ensuring modern conveniences are accessible. The property features a drilled well, giving you easy access to water. Situated in a renowned hunting area, abundant wildlife and prime game are just outside your door. The surrounding landscape offers plenty of space for outdoor activities, additional structures, or future improvements. This peaceful, accessible location combines natural beauty with promising potential—perfect for a weekend getaway, hunting lodge, or full-time residence. Don’t miss this chance to own a piece of the U. P. ’s great outdoors. The adjacent 10 acres is being sold separately.

3. 2026-04-22
   listed $64,900 Active 1067-char remark

   Show marketing remark (1067 chars)

   Discover this rustic cabin in the heart of Michigan’s stunning Upper Peninsula. Perfect for outdoor enthusiasts and hunters, this property offers a unique opportunity to create your dream retreat. Located on 10 acres of mature timber providing privacy, natural beauty, and excellent hunting opportunities. The cabin is a cozy fixer-upper that needs some work, ideal for those looking to customize their own escape. Electricity is on-site ensuring modern conveniences are accessible. The property features a drilled well, giving you easy access to water. Situated in a renowned hunting area, abundant wildlife and prime game are just outside your door. The surrounding landscape offers plenty of space for outdoor activities, additional structures, or future improvements. This peaceful, accessible location combines natural beauty with promising potential—perfect for a weekend getaway, hunting lodge, or full-time residence. Don’t miss this chance to own a piece of the U. P. ’s great outdoors. The adjacent 10 acres is being sold separately.

4. 2026-04-22
   listed $64,900 Active 1067-char remark

   Show marketing remark (1067 chars)

   Discover this rustic cabin in the heart of Michigan’s stunning Upper Peninsula. Perfect for outdoor enthusiasts and hunters, this property offers a unique opportunity to create your dream retreat. Located on 10 acres of mature timber providing privacy, natural beauty, and excellent hunting opportunities. The cabin is a cozy fixer-upper that needs some work, ideal for those looking to customize their own escape. Electricity is on-site ensuring modern conveniences are accessible. The property features a drilled well, giving you easy access to water. Situated in a renowned hunting area, abundant wildlife and prime game are just outside your door. The surrounding landscape offers plenty of space for outdoor activities, additional structures, or future improvements. This peaceful, accessible location combines natural beauty with promising potential—perfect for a weekend getaway, hunting lodge, or full-time residence. Don’t miss this chance to own a piece of the U. P. ’s great outdoors. The adjacent 10 acres is being sold separately.

5. 2025-03-31
   soldstatus $70,000
6. 2015-09-23
   historical
7. 2014-09-22
   listed $80,000

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $695 · $58/mo
• Expected delta: +$305/yr (+$25/mo · 78.1%)

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

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 ≥92°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: $13,350
• − Mortgage interest: −$3,635
• − Property taxes: −$390
• − Insurance: −$324
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,888
• Taxable income: $4,976
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,554/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: Mid Peninsula School District
• NCES district ID: 2623830
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $43,047
• Composite: 18.49/100
• National rank: #14035
• State rank: #653 of 760 in MI

Livability — Rock

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

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-18.9% since first listed

7 events — show timeline

• 2026-04-30 Pending — UPAR
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-22 Listed $64,900 MiRealSource-MiMLS
• 2026-04-22 Listed $64,900 UPAR
• 2025-03-31 Sold (Public Records) $70,000 Public Records
• 2015-09-23 Listing Removed — MiRealSource-MiMLS
• 2014-09-22 Listed $80,000 MiRealSource-MiMLS

Property tax history

-2.6%/yr

Latest (2025): $390 · -68.5% YoY. Source: county tax records.