Off Forest Rd 250 Rd · Bergland, MI 49910

$139,000

3 bd · 1.0 ba · 1,081 sqft · SingleFamily · 257 Days on market

Built 2000 31 ac lot $129/sqft · 61% below area ↓ 7% since listing

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Why this score? — see what drove the D 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).

• Appreciation +9.3/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Wilderness Camp nestled in a serene natural setting. First time available, just ready and waiting for a new camp crew to enjoy. Built in 2000 and has some recent updates such as a full bathroom where you can even take a shower, the hot water tank operated via generator. Of course there is a privy if you prefer. Nice free standing wood burner keeps it cozy on the chilly nights. Two bedrooms down and a loft bedroom upstairs. Fully equipped kitchen with a hand made wood table that seats 8 comfortably. Rustic camp with some modern conveniences. Nice wood shed also has space for parking your ATV's under cover. Land has timber value as it hasn't been logged for 30 years. All high and dry acreage that is surrounded by state land. Your recreation possibilities are endless here. Road to camp comes right off the snowmobile trail. Go on an adventure and check this out!

Key facts

• Hot water tank
• Wood shed
• Hand made wood table

Tags

• FULL BATHROOM
• HOT WATER TANK
• FREE STANDING WOOD BURNER
• FULLY EQUIPPED KITCHEN
• HAND MADE WOOD TABLE
• WOOD SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (23.1% below list).
• Recommended offer: $107k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ewen-Trout Creek Consolidated School District (rural): math 30% / reading 35% proficiency, ranked #510 of 760 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 13 units permitted in Ontonagon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($961 loan paydown + $12k appreciation (8.6% local appreciation)).
• Ontonagon County population projected at -63% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,932 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $353,923
• List price: $139,000
• Delta: -60.73%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.41×
• Total profit: $54,814
• Equity at exit: $110,831

10-year hold

• IRR: 17.4%
• Equity multiple: 5.24×
• Total profit: $164,917
• Equity at exit: $225,183

Cash invested: $38,920 (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 49910

• Home prices YoY: 8.2%
• Active inventory: 25
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-116

Break-even live

Break-even rent $1,216

Max offer price $122,238

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-68	+0% $-116	+5% $-164	+10% $-212
Rent	-10% $-200	-5% $-158	+0% $-116	+5% $-74	+10% $-31
Rate	-1.0pp $-46	-0.5pp $-80	base $-116	+0.5pp $-152	+1.0pp $-188

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $139,000 Active 257 DOM
2. 2026-06-21
   days on market $139,000 Active 256 DOM
3. 2026-06-18
   days on market $139,000 Active 254 DOM
4. 2026-06-17
   days on market $139,000 Active 253 DOM
5. 2026-06-16
   days on market $139,000 Active 252 DOM
6. 2026-06-15
   days on market $139,000 Active 251 DOM
7. 2026-06-13
   days on market $139,000 Active 249 DOM
8. 2026-06-12
   days on market $139,000 Active 248 DOM
9. 2026-06-09
   days on market $139,000 Active 245 DOM
10. 2026-06-08
    days on market $139,000 Active 244 DOM
11. 2026-06-07
    days on market $139,000 Active 243 DOM
12. 2026-06-05
    days on market $139,000 Active 241 DOM
13. 2026-06-04
    days on market $139,000 Active 239 DOM
14. 2026-06-02
    days on market $139,000 Active 238 DOM
15. 2026-06-01
    days on market $139,000 Active 237 DOM
16. 2026-05-31
    days on market $139,000 Active 236 DOM
17. 2026-05-31
    days on market $139,000 Active 235 DOM
18. 2025-11-19
    price $139,000 870-char remark

    Show marketing remark (870 chars)

    Wilderness Camp nestled in a serene natural setting. First time available, just ready and waiting for a new camp crew to enjoy. Built in 2000 and has some recent updates such as a full bathroom where you can even take a shower, the hot water tank operated via generator. Of course there is a privy if you prefer. Nice free standing wood burner keeps it cozy on the chilly nights. Two bedrooms down and a loft bedroom upstairs. Fully equipped kitchen with a hand made wood table that seats 8 comfortably. Rustic camp with some modern conveniences. Nice wood shed also has space for parking your ATV's under cover. Land has timber value as it hasn't been logged for 30 years. All high and dry acreage that is surrounded by state land. Your recreation possibilities are endless here. Road to camp comes right off the snowmobile trail. Go on an adventure and check this out!

19. 2025-11-18
    price $139,000 870-char remark

    Show marketing remark (870 chars)

    Wilderness Camp nestled in a serene natural setting. First time available, just ready and waiting for a new camp crew to enjoy. Built in 2000 and has some recent updates such as a full bathroom where you can even take a shower, the hot water tank operated via generator. Of course there is a privy if you prefer. Nice free standing wood burner keeps it cozy on the chilly nights. Two bedrooms down and a loft bedroom upstairs. Fully equipped kitchen with a hand made wood table that seats 8 comfortably. Rustic camp with some modern conveniences. Nice wood shed also has space for parking your ATV's under cover. Land has timber value as it hasn't been logged for 30 years. All high and dry acreage that is surrounded by state land. Your recreation possibilities are endless here. Road to camp comes right off the snowmobile trail. Go on an adventure and check this out!

20. 2025-10-07
    listed $149,000 Active 870-char remark

    Show marketing remark (870 chars)

    Wilderness Camp nestled in a serene natural setting. First time available, just ready and waiting for a new camp crew to enjoy. Built in 2000 and has some recent updates such as a full bathroom where you can even take a shower, the hot water tank operated via generator. Of course there is a privy if you prefer. Nice free standing wood burner keeps it cozy on the chilly nights. Two bedrooms down and a loft bedroom upstairs. Fully equipped kitchen with a hand made wood table that seats 8 comfortably. Rustic camp with some modern conveniences. Nice wood shed also has space for parking your ATV's under cover. Land has timber value as it hasn't been logged for 30 years. All high and dry acreage that is surrounded by state land. Your recreation possibilities are endless here. Road to camp comes right off the snowmobile trail. Go on an adventure and check this out!

21. 2025-10-07
    listed $149,000 Active 870-char remark

    Show marketing remark (870 chars)

    Wilderness Camp nestled in a serene natural setting. First time available, just ready and waiting for a new camp crew to enjoy. Built in 2000 and has some recent updates such as a full bathroom where you can even take a shower, the hot water tank operated via generator. Of course there is a privy if you prefer. Nice free standing wood burner keeps it cozy on the chilly nights. Two bedrooms down and a loft bedroom upstairs. Fully equipped kitchen with a hand made wood table that seats 8 comfortably. Rustic camp with some modern conveniences. Nice wood shed also has space for parking your ATV's under cover. Land has timber value as it hasn't been logged for 30 years. All high and dry acreage that is surrounded by state land. Your recreation possibilities are endless here. Road to camp comes right off the snowmobile trail. Go on an adventure and check this out!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,832
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$4,044
• Taxable loss: −$3,831
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $-471/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: Ewen-Trout Creek Consolidated School District
• NCES district ID: 2600014
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $35,684
• Composite: 29.63/100
• National rank: #11747
• State rank: #510 of 760 in MI

Livability — Bergland

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

Census & demographics

• Population (ZIP): 254

Population outlook (Ontonagon County) Hauer SSP2

• Today (2025): 4,621 people
• By 2030: 3,928 · -15.0%
• By 2040: 2,644 · -42.8%
• By 2050: 1,696 · -63.3%
• By 2075: 874 · -81.1%
• By 2100: 697 · -84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 9% Lithuanian 7% Iranian 6%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Ontonagon

• 2024 margin: Solid R (+30.4) · D 34.2% · R 64.5% · Other 1.3%
• 2008→2024 swing: -34.0pp toward R · 2008: 3.7pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+25.4 2016: R+26.1 2012: R+9.1 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.55%
• Current HPI: 112.8392
• 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

-6.7% since first listed

4 events — show timeline

• 2025-11-19 Price Changed $139,000 MiRealSource-MiMLS
• 2025-11-18 Price Changed $139,000 UPAR
• 2025-10-07 Listed $149,000 UPAR
• 2025-10-07 Listed $149,000 MiRealSource-MiMLS