2035 N US-31 N #2210 · Traverse City, MI 49686

$124,900

3 bd · 3.0 ba · 1,622 sqft · Condo · 17 Days on market

Built 2006 Excellent condition $465/mo HOA · 23% of rent

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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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.5/5.0
• Schools +4.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Tamarack Lodge! 3br 3ba 1,622 sq ft. Suite 2210 (Sugar Maple). An end unit located on the 2nd floor of a 5 story building that has an elevator. One of the bedrooms has a "Lock-off" which enables it to be its own suite if desired. Tamarack Lodge sells its units fractionally, similar to a timeshare. Absolutely outstanding water views and the best sugar sand beach imaginable from this 1/8th fractional ownership waterfront condo in Traverse City on Lake Michigan's East Grand Traverse Bay. See rotation D schedule for the 6 weeks that are included for the coming years (weeks change slightly each year). $465 per month association dues cover pretty much everything except for room cleaning

Key facts

• Sugar sand beach
• Water views
• End unit

Tags

• END UNIT
• WATER VIEWS
• SUGAR SAND BEACH
• FULLY STOCKED KITCHEN

Property features AI

Finance

• Other: Frontage approximately 450 feet; Located on East Bay (lake name)
• HOA & community: Monthly association fee of $465; Association covers lawn maintenance, snow removal, trash removal, exterior maintenance, water/sewer, heating; Community amenity: grounds maintenance

Exterior

• Utilities: Public water; Community sewer; Natural gas heating; Forced air heating system; Central air conditioning; Cable available
• Home design: Condominium; Built in 2006; Facing water (bay view)
• Construction: Stone and wood construction; Piers foundation; Basement materials: block, poured, and stone
• Exterior features: Exterior balcony; Sand shoreline; Bay view; Waterfront with shared access; All-sports lake frontage; Dock/pier facility; Sandy bottom

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Main level primary bedroom; First-floor bedroom; Bedroom sizes approximately 16 x 14, 14 x 13, and 13 (width)
• Bathrooms: Three full bathrooms; Primary bathroom included
• Interior features: Gas fireplace; Window treatments
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $125k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 1.7% in Traverse City — 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 91/100 on livability (#4 in MI, #46 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Traverse City Area Public Schools (town): math 45% / reading 56% proficiency, ranked #94 of 540 in MI (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 322 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 883 units permitted in Grand Traverse County in 2024 (501 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grand Traverse County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-7,619
• Equity at exit: $18,623

10-year hold

• IRR: -2.6%
• Equity multiple: 0.86×
• Total profit: $-4,949
• Equity at exit: $10,799

Cash invested: $34,972 (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 49686

• Rents YoY: -0.5%
• Active inventory: 322
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$465
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $287

Break-even live

Break-even rent $1,681

Max offer price $124,900

Occupancy floor 81%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4170 Lilac Ln Unit 905 Traverse City, MI	3.0	2.0	1120	$1,419	$1.27	43d	1	1.37mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-19
   days on market $124,900 Active 17 DOM
2. 2026-06-18
   days on market $124,900 Active 16 DOM
3. 2026-06-17
   days on market $124,900 Active 15 DOM
4. 2026-06-16
   days on market $124,900 Active 14 DOM
5. 2026-06-15
   days on market $124,900 Active 13 DOM
6. 2026-06-14
   days on market $124,900 Active 11 DOM
7. 2026-06-12
   days on market $124,900 Active 10 DOM
8. 2026-06-09
   days on market $124,900 Active 7 DOM
9. 2026-06-08
   days on market $124,900 Active 6 DOM
10. 2026-06-07
    days on market $124,900 Active 5 DOM
11. 2026-06-03
    remarks 689-char remark
12. 2026-06-03
    listed $124,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $24,538
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$5,580
• − Depreciation: −$3,633
• Taxable income: $1,904
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,990/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This waterfront condo is in excellent condition with beautiful water views and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and some landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and value of the property.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.
• Rental Regular maintenance of the HVAC system — A well-maintained HVAC system ensures comfort and reduces energy costs, which is beneficial for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and value of the property. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Rental Regular maintenance of the HVAC system — A well-maintained HVAC system ensures comfort and reduces energy costs, which is beneficial for rental properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Traverse City Area Public Schools
• NCES district ID: 2633870
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $53,645
• Composite: 43.51/100
• National rank: #2990
• State rank: #94 of 540 in MI

Livability — Traverse City

• Score: 91/100
• State rank: #4
• US rank: #46

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime A Employment B Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grand Traverse County · 47,077 people
• City population: 47,077
• Metro: Traverse City, MI
• Population (ZIP): 25,492
• Household income: $71,609
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 676.0

Population outlook (Grand Traverse County) Hauer SSP2

• Today (2025): 102,241 people
• By 2030: 107,172 · +4.8%
• By 2040: 115,676 · +13.1%
• By 2050: 122,377 · +19.7%
• By 2075: 136,554 · +33.6%
• By 2100: 137,871 · +34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grand Traverse

• 2024 margin: Toss-up / Even · D 48.3% · R 50.1% · Other 1.6%
• 2008→2024 swing: +1.3pp toward D · 2008: -3.0pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+3.0 2016: R+12.5 2012: R+11.8 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.28%
• Current HPI: 352.4866
• Rent YoY: ▼ -0.49%
• Metro: Traverse City, MI
• 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

1 event — show timeline

• 2026-06-02 Listed $124,900 MiRealSource-MiMLS