110 W 12th Ave · Sault Ste. Marie, MI 49783

$50,000

2 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 24 Days on market

4,356 sqft lot ↓ 54% since listing

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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
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to buy this one and a half story home built in 1979, located in Sault Sainte Marie, MI and sitting on approx . 11 acre lot. The interior has 1248 sq. ft. with 3 bedrooms and 1.5 bathrooms plus a full basement.

Key facts

• 4,356 sq ft lot
• Listed 24 days

Property features AI

Finance

• Other: Property located at 110 W 12th Ave, Sault Sainte Marie, MI 49783
• Financial info: Details not provided
• HOA & community: Subdivision: Mc Evoys Add

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Details not provided
• Exterior features: Paved road access

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Basement present
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 4.2% in Sault Ste. Marie — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Sault Ste. Marie Area Schools (town): math 35% / reading 44% proficiency, ranked #230 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chippewa County population projected at -10% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% 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. 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.
3. 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.
4. 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: 2.63% ✓
• Cap rate: 22.93%
• Cash-on-cash: 59.43%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $163,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 W 12th Ave	0.01mi	2/1.5	1,248 (0%)	8mo	$159,900	$128	93
123 W 10th Ave	0.10mi	3/1.0 (+1)	1,200 (-4%)	3mo	$85,000	$71	79
123 W 12th Ave	0.07mi	3/2.0 (+1)	1,196 (-4%)	7mo	$127,500	$107	78
113 W 12th Ave	0.04mi	3/1.5 (+1)	1,334 (+7%)	9mo	$186,120	$140	74
1419 Young St	0.39mi	3/2.0 (+1)	1,236 (-1%)	9mo	$189,000	$153	66
2002 John St	0.15mi	3/2.5 (+1)	1,344 (+8%)	12mo	$240,000	$179	61
1113 Tweed St	0.49mi	3/1.0 (+1)	1,296 (+4%)	6mo	$100,000	$77	59
906 John	0.63mi	3/1.0 (+1)	1,232 (-1%)	3mo	$155,000	$126	59
1013 Tweed St	0.56mi	3/1.5 (+1)	1,296 (+4%)	10mo	$170,000	$131	54
605 Newton Ave	0.71mi	3/1.5 (+1)	1,130 (-10%)	4mo	$168,000	$149	43
1209 Davitt St	0.60mi	2/1.5	1,420 (+14%)	11mo	$260,000	$183	40
816 Court St	0.68mi	3/1.0 (+1)	1,146 (-8%)	10mo	$120,000	$105	39

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: 58.1%
• Equity multiple: 3.58×
• Total profit: $36,075
• Equity at exit: $7,455

10-year hold

• IRR: 62.9%
• Equity multiple: 7.31×
• Total profit: $88,354
• Equity at exit: $4,323

Cash invested: $14,000 (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 49783

• Active inventory: 128
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $693

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 42%

Sensitivity live

Price	-10% $728	-5% $711	+0% $693	+5% $676	+10% $659
Rent	-10% $589	-5% $641	+0% $693	+5% $745	+10% $797
Rate	-1.0pp $718	-0.5pp $706	base $693	+0.5pp $680	+1.0pp $667

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Osborn Blvd Sault Ste. Marie, MI	2.0	1.0	994	$1,315	$1.32	44d	2	1.37mi

Listing history 20 events

1. 2026-06-21
   days on market $50,000 Active 24 DOM
2. 2026-06-18
   days on market $50,000 Active 22 DOM
3. 2026-06-17
   days on market $50,000 Active 21 DOM
4. 2026-06-16
   days on market $50,000 Active 20 DOM
5. 2026-06-15
   days on market $50,000 Active 19 DOM
6. 2026-06-13
   days on market $50,000 Active 17 DOM
7. 2026-06-12
   days on market $50,000 Active 16 DOM
8. 2026-06-09
   days on market $50,000 Active 13 DOM
9. 2026-06-08
   days on market $50,000 Active 12 DOM
10. 2026-06-07
    days on market $50,000 Active 11 DOM
11. 2026-06-07
    days on market $50,000 Active 10 DOM
12. 2026-06-04
    days on market $50,000 Active 7 DOM
13. 2026-06-02
    days on market $50,000 Active 6 DOM
14. 2026-06-01
    days on market $50,000 Active 5 DOM
15. 2026-05-31
    days on market $50,000 Active 4 DOM
16. 2026-05-31
    days on market $50,000 Active 3 DOM
17. 2026-05-22
    listed $50,000 Active
18. 2025-10-02
    price $87,900
19. 2025-07-31
    price $97,900
20. 2025-06-26
    price $107,900

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

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 ≥88°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,780
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,455
• Taxable income: $8,000
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $6,400/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: Sault Ste. Marie Area Schools
• NCES district ID: 2630990
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $40,273
• Composite: 33.12/100
• National rank: #5559
• State rank: #230 of 540 in MI

Livability — Sault Ste. Marie

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

Census & demographics

• Census place: Sault Ste. Marie, MI
• Population (ZIP): 18,778

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 14% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Romanian 6% Slovak 4%
• Foreign-born: 4% · Canada, Vietnam, Guatemala
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.63%
• Current HPI: 149.9878
• 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

-53.7% since first listed

4 events — show timeline

• 2026-05-22 Listed $50,000 WWMLS
• 2025-10-02 Price Changed $87,900 WWMLS
• 2025-07-31 Price Changed $97,900 WWMLS
• 2025-06-26 Price Changed $107,900 WWMLS

Property tax history

+8.0%/yr

Latest (2024): $2,920 · +396.1% YoY. Source: county tax records.