1910 Mass Ave · Greenland, MI 49948

$29,900

3 bd · 1.0 ba · 906 sqft · SingleFamily public records · 4 Days on market

Built 1930

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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 +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom home in Mass City with vinyl siding and first floor windows. Needs TLC on the inside. Great opportunity as a starter or for snowmobilers. Close to Trail #3 (Bill Nichols Trail). Crock well and drilled well with no pump.

Key facts

• Crock well
• Close to trail #3
• Vinyl siding

Tags

• VINYL SIDING
• FIRST FLOOR WINDOWS
• CROCK WELL
• DRILLED WELL
• CLOSE TO TRAIL #3

Property features AI

Finance

• Other: Lot frontage approx. 60 feet; Lot size recorded as 0.13 acres

Exterior

• Utilities: Electricity available; Drilled well; Public sewer available at the street; Water heater: other
• Home design: Residential 2-story; Built in 1930; Facing road frontage
• Construction: Block foundation; Basement; Vinyl siding construction; Year built: 1930
• Exterior features: Vinyl siding; Shed on the property; Road frontage

Interior

• Kitchen: Kitchen on the first floor (approx. 12 x 14); Dining room adjacent to kitchen (approx. 11 x 13)
• Bedrooms: First-floor bedroom; Three bedrooms located on the second floor (approx. 9 x 7; 8 x 8; ~9)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil heat; Cooling: none; Heating system: other (see remarks)
• Interior features: 3 total rooms; Basement present (block foundation)
• Laundry & utility: Basement available for utilities/storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $30k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ontonagon Area School District (rural): math 25% / reading 45% proficiency, ranked #474 of 760 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 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 $1k of equity ($207 loan paydown + $897 appreciation (3.0% local appreciation)).
• Ontonagon County population projected at -63% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 3.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.22% ✓
• Cap rate: 26.17%
• Cash-on-cash: 71.00%
• DSCR: 4.16
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $110,532
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 Ridge Ave	0.55mi	2/1.0 (-1)	1,020 (+13%)	15mo	$124,900	$122	36

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: 75.7%
• Equity multiple: 5.20×
• Total profit: $35,202
• Equity at exit: $13,444

10-year hold

• IRR: 75.2%
• Equity multiple: 10.70×
• Total profit: $81,173
• Equity at exit: $20,719

Cash invested: $8,372 (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 49948

• Active inventory: 6
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $495

Break-even live

Break-even rent $335

Max offer price $29,900

Occupancy floor 43%

Sensitivity live

Price	-10% $512	-5% $504	+0% $495	+5% $487	+10% $478
Rent	-10% $419	-5% $457	+0% $495	+5% $533	+10% $571
Rate	-1.0pp $510	-0.5pp $503	base $495	+0.5pp $488	+1.0pp $480

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $29,900 Active 4 DOM
2. 2026-06-18
   days on market $29,900 Active 2 DOM
3. 2026-06-17
   remarks 230-char remark
4. 2026-06-17
   listed $29,900 Active 1 DOM

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,539
• − Mortgage interest: −$1,675
• − Property taxes: −$1,140
• − Insurance: −$150
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$870
• Taxable income: $5,858
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $4,538/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: Ontonagon Area School District
• NCES district ID: 2626550
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $34,991
• Composite: 31.51/100
• National rank: #11170
• State rank: #474 of 760 in MI

Livability — Greenland

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

Census & demographics

• Census place: Mass City, MI
• Population (ZIP): 558

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 (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 7% Romanian 5% Subsaharan African 2%
• Foreign-born: 0% · South Korea
• Languages at home: 98% English-only · French/Haitian/Cajun 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: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $29,900 UPAR
• 2026-06-16 Listed $29,900 MiRealSource-MiMLS

Property tax history

+14.1%/yr

Latest (2025): $1,140 · +14.1% YoY. Source: county tax records.