3756 S Westshore Dr · Sault Ste. Marie, MI 49783

$95,000

1 bd · 1.0 ba · 594 sqft · SingleFamily public records · 28 Days on market

Built 1940 10,018 sqft lot

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Why this score? — see what drove the C+ 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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

Key facts

• Sandy beach
• Water views
• Private getaway

Tags

• WATER VIEWS
• SANDY BEACH
• SAUNA
• STORAGE SHEDS
• WATERFRONT LIVING
• PRIVATE GETAWAY

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Wood siding; Metal roof; 566 above-grade finished area
• Exterior features: Deck; Waterfront access on St. Mary’s River; Has a view

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Hardwood floors; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.2% in Sault Ste. Marie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Sault Ste. Marie Area Schools (town): math 35% / reading 44% proficiency, ranked #230 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 128 active listings in the ZIP; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chippewa County population projected at -10% 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.21% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,380
• Equity at exit: $14,165

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $24,955
• Equity at exit: $8,214

Cash invested: $26,600 (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 49783

• Active inventory: 128
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $279

Break-even live

Break-even rent $792

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $333	-5% $306	+0% $279	+5% $252	+10% $225
Rent	-10% $189	-5% $234	+0% $279	+5% $324	+10% $370
Rate	-1.0pp $327	-0.5pp $303	base $279	+0.5pp $254	+1.0pp $229

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $95,000 Active 28 DOM
2. 2026-06-18
   days on market $95,000 Active 26 DOM
3. 2026-06-17
   days on market $95,000 Active 25 DOM
4. 2026-06-16
   days on market $95,000 Active 24 DOM
5. 2026-06-15
   days on market $95,000 Active 23 DOM
6. 2026-06-13
   days on market $95,000 Active 21 DOM
7. 2026-06-12
   days on market $95,000 Active 20 DOM
8. 2026-06-09
   days on market $95,000 Active 17 DOM
9. 2026-06-08
   days on market $95,000 Active 16 DOM
10. 2026-06-07
    days on market $95,000 Active 15 DOM
11. 2026-06-07
    days on market $95,000 Active 14 DOM
12. 2026-06-04
    days on market $95,000 Active 11 DOM
13. 2026-06-02
    days on market $95,000 Active 10 DOM
14. 2026-06-01
    days on market $95,000 Active 9 DOM
15. 2026-05-31
    days on market $95,000 Active 8 DOM
16. 2026-05-31
    days on market $95,000 Active 7 DOM
17. 2026-05-23
    listed $95,000 Active
18. 2023-11-15
    soldstatus $100,000 Closed 385-char remark

    Show marketing remark (385 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

19. 2023-11-15
    soldstatus $100,000

    Show marketing remark (385 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

20. 2023-09-20
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

21. 2023-09-13
    price $110,000 385-char remark

    Show marketing remark (385 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

22. 2023-09-05
    status Active 385-char remark

    Show marketing remark (385 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

23. 2023-08-17
    historical 385-char remark

    Show marketing remark (385 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

24. 2023-08-11
    listed $130,000 Active 385-char remark

    Show marketing remark (385 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming and boating , Sit on the open deck and check out the breathtaking views of the St. Mary's River while watching the freighters go by as the sun sets. Home is being sold in as is condition. The well and pressure tank are shared with the neighbor to the South. Schedule an appointment today!!

25. 2017-05-25
    soldstatus $47,000 234-char remark

    Show marketing remark (234 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming , boating , sunset views and Lake Freighters. Enjoy it as is , add a deck and sliding doors. It does not get anymore affordable then this.

26. 2017-05-25
    soldstatus $47,000

    Show marketing remark (234 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming , boating , sunset views and Lake Freighters. Enjoy it as is , add a deck and sliding doors. It does not get anymore affordable then this.

27. 2017-02-21
    listed $49,000 234-char remark

    Show marketing remark (234 chars)

    Cozy beachfront cottage on the West Shore of Sugar Island. Out front is good fishing , swimming , boating , sunset views and Lake Freighters. Enjoy it as is , add a deck and sliding doors. It does not get anymore affordable then this.

28. 2009-09-29
    soldstatus $45,000

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: +$538/yr (+$45/mo · 139.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°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: $13,741
• − Mortgage interest: −$5,321
• − Property taxes: −$386
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,764
• Taxable income: $1,929
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,886/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: Sault Ste. Marie Area Schools
• NCES district ID: 2630990
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $40,273
• Composite: 33.12/100
• National rank: #5559
• State rank: #230 of 540 in MI

Livability — Sault Ste. Marie

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

Census & demographics

• Population (ZIP): 18,778

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 14% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Romanian 6% Slovak 4%
• Foreign-born: 4% · Canada, Vietnam, Guatemala
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.63%
• Current HPI: 149.9878
• 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

+111.1% since first listed

12 events — show timeline

• 2026-05-23 Listed $95,000 EUPBR
• 2023-11-15 Sold (Public Records) $100,000 Public Records
• 2023-11-15 Sold (MLS) $100,000 EUPBR
• 2023-09-20 Contingent — EUPBR
• 2023-09-13 Price Changed $110,000 EUPBR
• 2023-09-05 Relisted — EUPBR
• 2023-08-17 Delisted — EUPBR
• 2023-08-11 Listed $130,000 EUPBR
• 2017-05-25 Sold (Public Records) $47,000 Public Records
• 2017-05-25 Sold (MLS) $47,000 EUPBR
• 2017-02-21 Listed $49,000 EUPBR
• 2009-09-29 Sold (Public Records) $45,000 Public Records

Property tax history

-7.9%/yr

Latest (2024): $386 · -54.6% YoY. Source: county tax records.