6980 E Lane · Bark River, MI 49807

$269,000

4 bd · 1.0 ba · 1,156 sqft · SingleFamily · 13 Days on market

Built 1930 Good condition 2.47 ac 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom home with an additional spare office room situated on approximately 2.47 acres in Bark River! This property offers plenty of room inside and out, with 2 bedrooms on the main level and 3 rooms upstairs, one of which could be used as an office, hobby room, or additional flex space. The home features 1 bathroom, a new metal roof installed in 2024, a new furnace in 2022, new well pump in 2025 and a new hot water heater in 2024. A major highlight of this property is the impressive 40x60 pole barn built in 2024, complete with 16’ high barn doors, concrete slab, heat, and electric. The outdoor wood boiler provides heat to the home, pole barn, and hot water, offering a great setup for year-round use. With acreage, updates, storage, workspace, and room to grow, this property has so much potential for someone looking for space, functionality, and country living while still being conveniently located near Bark River.

Key facts

• 40x60 pole barn
• New metal roof
• New furnace

Tags

• 40X60 POLE BARN
• NEW METAL ROOF
• NEW FURNACE
• NEW WELL PUMP
• NEW HOT WATER HEATER
• OUTDOOR WOOD BOILER

Property features AI

Finance

• Other: Property zoned residential; Approximately 2.47 acres; Not in a floodplain / flood insurance not required

Exterior

• Parking: Detached heated garage with electric (40 x 60); Two garages / outbuildings (garage(s) and second garage); Off-street parking; Garage provides 6 parking spaces; 3 or more parking spaces overall
• Utilities: Private well water; Septic system; 100 amp electric service with circuit breakers; Electricity connected; Natural gas connected; Phone available; Internet DSL available; Cable available
• Home design: Residential property, 2-story; Built in 1930; Entry/frontage along a road, property-facing direction N (side of street listed as north)
• Construction: Built in 1930; Vinyl exterior; Poured foundation; Unfinished basement
• Exterior features: Vinyl siding with vinyl trim; Porch; Basement (unfinished, poured); Rural setting with rural view; City/county year-round road access

Interior

• Kitchen: Eat-in kitchen (approx. 14 x 8); Range/oven; Refrigerator
• Bedrooms: Main level bedroom (11 x 8); Main level bedroom (11 x 8); Second level bedroom (width 8'); Second level bedroom (11 x 8)
• Bathrooms: One full bathroom on the main level (approx. 11' x 5')
• Heating & cooling: Forced air heating; LP/propane gas fuel; No central cooling reported
• Interior features: Cable/internet available; Eat-in kitchen; Porch (listed under exterior but accessed from interior living space)
• Laundry & utility: Main level laundry room (approx. 11 x 5); Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $423 ($5k/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 $253k (6.0% below list).
• Recommended offer: $253k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bark River-Harris School District (rural): math 44% / reading 50% proficiency, ranked #129 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 38 units permitted in Delta 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 $8k of value loss. Plan a longer hold.
• Delta County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 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.
• Current owner paid $106k; list at $269k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $252,735 (6.0% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.9

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-16,811
• Equity at exit: $40,109

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $19,463
• Equity at exit: $23,258

Cash invested: $75,320 (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 49807

• Active inventory: 11
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,527 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $423

Break-even live

Break-even rent $1,992

Max offer price $269,000

Occupancy floor 78%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-15
   days on market $269,000 Active 13 DOM
2. 2026-06-13
   days on market $269,000 Active 11 DOM
3. 2026-06-12
   days on market $269,000 Active 10 DOM
4. 2026-06-09
   days on market $269,000 Active 7 DOM
5. 2026-06-08
   days on market $269,000 Active 6 DOM
6. 2026-06-07
   days on market $269,000 Active 5 DOM
7. 2026-06-07
   days on market $269,000 Active 4 DOM
8. 2026-06-02
   remarks 693-char remark

   Show marketing remark (944 chars)

   Spacious 4-bedroom home with an additional spare office room situated on approximately 2.47 acres in Bark River! This property offers plenty of room inside and out, with 2 bedrooms on the main level and 3 rooms upstairs, one of which could be used as an office, hobby room, or additional flex space. The home features 1 bathroom, a new metal roof installed in 2024, a new furnace in 2022, new well pump in 2025 and a new hot water heater in 2024. A major highlight of this property is the impressive 40x60 pole barn built in 2024, complete with 16’ high barn doors, concrete slab, heat, and electric. The outdoor wood boiler provides heat to the home, pole barn, and hot water, offering a great setup for year-round use. With acreage, updates, storage, workspace, and room to grow, this property has so much potential for someone looking for space, functionality, and country living while still being conveniently located near Bark River.

9. 2026-06-02
   listed $269,000 Active 1 DOM

   Show marketing remark (944 chars)

   Spacious 4-bedroom home with an additional spare office room situated on approximately 2.47 acres in Bark River! This property offers plenty of room inside and out, with 2 bedrooms on the main level and 3 rooms upstairs, one of which could be used as an office, hobby room, or additional flex space. The home features 1 bathroom, a new metal roof installed in 2024, a new furnace in 2022, new well pump in 2025 and a new hot water heater in 2024. A major highlight of this property is the impressive 40x60 pole barn built in 2024, complete with 16’ high barn doors, concrete slab, heat, and electric. The outdoor wood boiler provides heat to the home, pole barn, and hot water, offering a great setup for year-round use. With acreage, updates, storage, workspace, and room to grow, this property has so much potential for someone looking for space, functionality, and country living while still being conveniently located near Bark River.

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,764/yr (+$147/mo · 286.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,328
• − Mortgage interest: −$15,068
• − Property taxes: −$615
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$7,825
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $4,922/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 · 1 photo

Good 75/100 Cosmetic rehab

This 4-bedroom home with a new metal roof and updated HVAC systems is in good condition and ready for move-in. A fresh coat of paint and some landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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: Bark River-Harris School District
• NCES district ID: 2604020
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $45,318
• Composite: 39.83/100
• National rank: #3874
• State rank: #129 of 540 in MI

Livability — Bark River

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

Census & demographics

• Population (ZIP): 3,125

Population outlook (Delta County) Hauer SSP2

• Today (2025): 34,431 people
• By 2030: 33,003 · -4.1%
• By 2040: 29,748 · -13.6%
• By 2050: 26,753 · -22.3%
• By 2075: 20,962 · -39.1%
• By 2100: 15,616 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Native American 2%
• Common ancestry: Lithuanian 17% Romanian 8% English 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 0%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+30.4) · D 34.1% · R 64.5% · Other 1.4%
• 2008→2024 swing: -36.7pp toward R · 2008: 6.3pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+26.5 2016: R+25.4 2012: R+6.7 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.19%
• Current HPI: 200.2594
• 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

+153.8% since first listed

3 events — show timeline

• 2026-06-02 Listed $269,000 MiRealSource-MiMLS
• 2026-06-02 Listed $269,000 UPAR
• 2022-03-18 Sold (Public Records) $106,000 Public Records

Property tax history

-21.0%/yr

Latest (2025): $615 · -55.3% YoY. Source: county tax records.