2544 W Empire Hwy · Maple City, MI 49630

$225,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 4 Days on market

Built 2004 4.83 ac lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on nearly 5 picturesque acres just 14 miles from downtown Traverse City, this 3-bedroom, 2-bath modular home offers a rare opportunity to create your ideal Northern Michigan retreat. With a spacious layout and an unfinished walk-out basement, there’s plenty of room to expand and customize to your needs. This property is a true fixer-upper, perfect for buyers with vision looking to build equity and make it their own. The home is being sold as-is, offering a great chance to invest and transform the space to match your goals. Outside, you’ll find a barn equipped with electricity—ideal for hobbies, storage, animals, or a workshop space. Surrounded by natural beauty and open space, this property delivers privacy, potential, and proximity to everything Traverse City has to offer. Whether you're looking for a primary residence, investment opportunity, or country getaway, this home is full of possibilities. Offer deadline: Sunday April 19, 2026 at 8:00pm.

Key facts

• Privacy
• Open space
• 5 picturesque acres

Tags

• 5 PICTURESQUE ACRES
• UNFINISHED WALK-OUT BASEMENT
• BARN EQUIPPED WITH ELECTRICITY
• OPEN SPACE
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $19 ($224/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 $181k (19.6% below list).
• Recommended offer: $181k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#643 in MI) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A; Watch: employment D, amenities F, commute F.
• Glen Lake Community Schools (rural): math 47% / reading 56% proficiency, ranked #88 of 540 in MI (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glen Lake Community School (math 47% / reading 56%, 711 students, 34% FRL).
• Market conditions: 57 active listings in the ZIP; 201 units permitted in Leelanau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Leelanau County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

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.

Recommended offer $180,803 (19.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
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: 0.80% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.4

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-35,333
• Equity at exit: $33,548

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-29,488
• Equity at exit: $19,454

Cash invested: $63,000 (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 49630

• Active inventory: 57
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $19

Break-even live

Break-even rent $1,784

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $146	-5% $82	+0% $19	+5% $-45	+10% $-109
Rent	-10% $-124	-5% $-53	+0% $19	+5% $90	+10% $161
Rate	-1.0pp $132	-0.5pp $76	base $19	+0.5pp $-40	+1.0pp $-99

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-21
   status Pending

   Show marketing remark (1022 chars)

   Set on nearly 5 picturesque acres just 14 miles from downtown Traverse City, this 3-bedroom, 2-bath modular home offers a rare opportunity to create your ideal Northern Michigan retreat. With a spacious layout and an unfinished walk-out basement, there’s plenty of room to expand and customize to your needs. This property is a true fixer-upper, perfect for buyers with vision looking to build equity and make it their own. The home is being sold as-is, offering a great chance to invest and transform the space to match your goals. Outside, you’ll find a barn equipped with electricity—ideal for hobbies, storage, animals, or a workshop space. Surrounded by natural beauty and open space, this property delivers privacy, potential, and proximity to everything Traverse City has to offer. Whether you're looking for a primary residence, investment opportunity, or country getaway, this home is full of possibilities. Offer deadline: Sunday April 19, 2026 at 8:00pm.

2. 2026-04-21
   status Pending 1022-char remark

   Show marketing remark (1022 chars)

   Set on nearly 5 picturesque acres just 14 miles from downtown Traverse City, this 3-bedroom, 2-bath modular home offers a rare opportunity to create your ideal Northern Michigan retreat. With a spacious layout and an unfinished walk-out basement, there’s plenty of room to expand and customize to your needs. This property is a true fixer-upper, perfect for buyers with vision looking to build equity and make it their own. The home is being sold as-is, offering a great chance to invest and transform the space to match your goals. Outside, you’ll find a barn equipped with electricity—ideal for hobbies, storage, animals, or a workshop space. Surrounded by natural beauty and open space, this property delivers privacy, potential, and proximity to everything Traverse City has to offer. Whether you're looking for a primary residence, investment opportunity, or country getaway, this home is full of possibilities. Offer deadline: Sunday April 19, 2026 at 8:00pm.

3. 2026-04-16
   listed $225,000 Active

   Show marketing remark (1022 chars)

   Set on nearly 5 picturesque acres just 14 miles from downtown Traverse City, this 3-bedroom, 2-bath modular home offers a rare opportunity to create your ideal Northern Michigan retreat. With a spacious layout and an unfinished walk-out basement, there’s plenty of room to expand and customize to your needs. This property is a true fixer-upper, perfect for buyers with vision looking to build equity and make it their own. The home is being sold as-is, offering a great chance to invest and transform the space to match your goals. Outside, you’ll find a barn equipped with electricity—ideal for hobbies, storage, animals, or a workshop space. Surrounded by natural beauty and open space, this property delivers privacy, potential, and proximity to everything Traverse City has to offer. Whether you're looking for a primary residence, investment opportunity, or country getaway, this home is full of possibilities. Offer deadline: Sunday April 19, 2026 at 8:00pm.

4. 2026-04-16
   listed $225,000 Active 1022-char remark

   Show marketing remark (1022 chars)

   Set on nearly 5 picturesque acres just 14 miles from downtown Traverse City, this 3-bedroom, 2-bath modular home offers a rare opportunity to create your ideal Northern Michigan retreat. With a spacious layout and an unfinished walk-out basement, there’s plenty of room to expand and customize to your needs. This property is a true fixer-upper, perfect for buyers with vision looking to build equity and make it their own. The home is being sold as-is, offering a great chance to invest and transform the space to match your goals. Outside, you’ll find a barn equipped with electricity—ideal for hobbies, storage, animals, or a workshop space. Surrounded by natural beauty and open space, this property delivers privacy, potential, and proximity to everything Traverse City has to offer. Whether you're looking for a primary residence, investment opportunity, or country getaway, this home is full of possibilities. Offer deadline: Sunday April 19, 2026 at 8:00pm.

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $2,549 · $212/mo
• Expected delta: +$916/yr (+$76/mo · 56.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,696
• − Mortgage interest: −$12,603
• − Property taxes: −$1,632
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$6,545
• Taxable loss: −$3,681
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $1,107/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: Glen Lake Community Schools
• NCES district ID: 2616020
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $53,442
• Composite: 44.32/100
• National rank: #2828
• State rank: #88 of 540 in MI

Livability — Maple City

• Score: 57/100
• State rank: #643
• US rank: #21817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,484

Population outlook (Leelanau County) Hauer SSP2

• Today (2025): 22,009 people
• By 2030: 21,800 · -0.9%
• By 2040: 20,674 · -6.1%
• By 2050: 19,094 · -13.2%
• By 2075: 16,040 · -27.1%
• By 2100: 12,053 · -45.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Iranian 7% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Leelanau

• 2024 margin: Lean D (+7.8) · D 53.2% · R 45.5% · Other 1.4%
• 2008→2024 swing: +4.9pp toward D · 2008: 2.9pp · 2024: 7.8pp
• All cycles: 2024: D+7.8 2020: D+5.2 2016: R+3.1 2012: R+6.4 2008: D+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.86%
• Current HPI: 217.7206
• 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

4 events — show timeline

• 2026-04-21 Pending — REALCOMP
• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-16 Listed $225,000 MiRealSource-MiMLS
• 2026-04-16 Listed $225,000 REALCOMP

Property tax history

-0.1%/yr

Latest (2024): $1,632 · -12.6% YoY. Source: county tax records.