1612 26th Ave · Menominee, MI 49858

$147,500

3 bd · 1.0 ba · 1,521 sqft · SingleFamily public records · 3 Days on market

Built 1954 7,405 sqft lot Est $169k · 13% under

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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).

• Cash flow +14.8/30.0
• ARV discount +13.2/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE FAMILY HOME NEAR LINCOLN SCHOOL! 4 BEDROOMS PLUS A DEN, FULL BASEMENT & A 1 CAR DET. GARAGE, SPACIOUS LIVING ROOM, SECOND LEVEL BEDROOMS COULD BE USED AS A HUGE BEDROOM AND A FAMILY ROOM IF DESIRED. SITUATED ON A CORNER LOT. MUST SEE TO APPRECIATE.

Key facts

• Full basement
• Large back yard
• Fire pit

Tags

• CORNER LOT
• LARGE BACK YARD
• FIRE PIT
• FULL BASEMENT

Property features AI

Finance

• Other: Inclusions: Stove and refrigerator; Exclusions: Seller's and tenant's personal belongings

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Construction completed
• Construction: Built (year source: assessor/public record)
• Exterior features: Vinyl exterior; Lot approximately 0.17 acres; Less than 1/2 acre

Interior

• Kitchen: Range/Oven; Refrigerator; Kitchen on main level approximately 12 x 12
• Bedrooms: Master bedroom (main level) approximately 11 x 12; Second bedroom (main level) approximately 10 x 12; Third bedroom (main level) approximately 9 x 12
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full block basement; Bonus room above garage
• Laundry & utility: Utilities: Municipal water and municipal sewer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $42 ($502/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (8.9% below list).
• Recommended offer: $134k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% in Menominee — 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 71/100 on livability (#282 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Menominee Area Public Schools (town): math 26% / reading 42% proficiency, ranked #312 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blesch Intermediate School (math 29% / reading 38%, grade F, #802 of 1,397 statewide, top 58%, 357 students, 57% FRL); Menominee Jr High School (math 22% / reading 47%, grade F, #289 of 493 statewide, top 60%, 176 students, 52% FRL); Menominee High School (math 22% / reading 47%, grade F, #372 of 713 statewide, top 56%, 350 students, 42% FRL).
• Market conditions: 64 active listings in the ZIP; 26 units permitted in Menominee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Menominee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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.
• Current owner paid $54k; list at $148k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,324 (8.9% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $168,831
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 28th Ave	0.13mi	3/1.5	1,600 (+5%)	7mo	$270,000	$169	77
3101 16th St	0.31mi	3/2.0	1,601 (+5%)	1mo	$220,400	$138	72
1905 16th St	0.45mi	3/1.5	1,512 (-1%)	9mo	$151,000	$100	68
2113 17th Ave	0.69mi	2/1.0 (-1)	1,548 (+2%)	1mo	$145,000	$94	59
1813 14th St	0.50mi	2/1.0 (-1)	1,625 (+7%)	9mo	$127,000	$78	53
1201 18th Ave	0.60mi	3/2.0	1,608 (+6%)	11mo	$178,000	$111	49
3308 13th St	0.52mi	3/2.5	1,358 (-11%)	4mo	$152,000	$112	48
1609 15th Ave	0.72mi	3/1.0	1,428 (-6%)	10mo	$135,000	$95	48
3117 14th St	0.39mi	2/1.0 (-1)	1,307 (-14%)	9mo	$216,000	$165	46
1616 15th Ave	0.70mi	2/2.0 (-1)	1,470 (-3%)	9mo	$172,900	$118	45
1109 17th Ave	0.68mi	3/1.5	1,336 (-12%)	5mo	$80,000	$60	42
1212 17th Ave	0.62mi	4/2.0 (+1)	1,696 (+12%)	6mo	$169,000	$100	38

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-21,218
• Equity at exit: $21,993

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-14,964
• Equity at exit: $12,753

Cash invested: $41,300 (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 49858

• Home prices YoY: -31.4%
• Active inventory: 64
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$774
• Tax est. 1.5%: −$184 /mo · $2,212/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $42

Break-even live

Break-even rent $1,290

Max offer price $147,500

Occupancy floor 92%

Sensitivity live

Price	-10% $144	-5% $93	+0% $42	+5% $-9	+10% $-60
Rent	-10% $-64	-5% $-11	+0% $42	+5% $95	+10% $148
Rate	-1.0pp $116	-0.5pp $79	base $42	+0.5pp $4	+1.0pp $-35

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $147,500 Active 3 DOM
2. 2026-06-18
   remarks 217-char remark
3. 2026-06-18
   listed $147,500 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: $16,119
• − Mortgage interest: −$8,262
• − Property taxes: −$2,212
• − Insurance: −$738
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,291
• Taxable loss: −$1,963
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $973/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: Menominee Area Public Schools
• NCES district ID: 2623550
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,809
• Composite: 28.68/100
• National rank: #6694
• State rank: #312 of 540 in MI

Livability — Menominee

• Score: 71/100
• State rank: #282
• US rank: #6909

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menominee, MI
• Population (ZIP): 11,870

Population outlook (Menominee County) Hauer SSP2

• Today (2025): 22,668 people
• By 2030: 21,986 · -3.0%
• By 2040: 20,196 · -10.9%
• By 2050: 18,335 · -19.1%
• By 2075: 14,771 · -34.8%
• By 2100: 10,999 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Menominee

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -43.8pp toward R · 2008: 10.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+30.1 2016: R+29.4 2012: R+2.9 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.34%
• Current HPI: 206.2461
• 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

+686.7% since first listed

5 events — show timeline

• 2026-06-17 Listed $147,500 RANW
• 2012-07-20 Sold (MLS) $54,000 METROMLS
• 2012-07-19 Sold (Public Records) $54,000 Public Records
• 2011-08-27 Listed $59,900 METROMLS
• 1995-06-14 Sold (Public Records) $18,750 Public Records