2861 Marius St · Albert, MI 49756

$59,500

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 11 Days on market

Built 1945 0.34 ac lot Est $103k · 42% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unleash the ultimate equity-building opportunity with this high-potential, partially renovated property. Perfectly situated in town, this property places you just down the street from a public beach on East Twin Lake--a premier, highly sought-after All-Sports Lake perfect for boating, jet skiing, and fishing. Enjoy the best of lakeside living with the convenience of being within walking distance of local shopping, restaurants, and entertainment. Whether you want to design your own custom ''Up North'' vacation escape or tap into a lucrative short-term rental market, this prime location is a winner. Major Capital Expenses Already Done: Save time and money on your renovation! The current owner has already completed several critical structural and exterior updates before halting the project: New Roof: Installed within the last six months on both the main house and the garage Exterior Updates: Features fresh, new siding and a newly installed sliding glass door on Garage for extra living space

Key facts

• East twin lake
• Lakeside living
• Fresh new siding

Tags

• EAST TWIN LAKE
• LAKESIDE LIVING
• NEW ROOF
• FRESH NEW SIDING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Home design: Single-family residence; Residential property; Built in 1945
• Construction: Aluminum siding; Vinyl siding; Slab foundation
• Exterior features: Paved road access; Recreational lot; Located on East Twin Lake; Public water

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Johannesburg-Lewiston Area Schools (rural): math 33% / reading 42% proficiency, ranked #257 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montmorency County population projected at -38% 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $25k; list at $60k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,500

Questions for the listing agent

1. Built in 1945 — 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: 1.46% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $103,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3196 Olsen St	0.44mi	2/1.0	864 (+14%)	8mo	$98,500	$114	50
3470 Kneeland St	0.62mi	1/1.0 (-1)	834 (+10%)	0mo	$113,600	$136	50
4310 Oakwood Ct	0.38mi	2/1.0	680 (-10%)	21mo	$100,000	$147	47

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $11,525
• Equity at exit: $8,872

10-year hold

• IRR: 25.6%
• Equity multiple: 3.23×
• Total profit: $37,230
• Equity at exit: $5,144

Cash invested: $16,660 (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 49756

• Active inventory: 99
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$18 /mo · $210/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $333

Break-even live

Break-even rent $449

Max offer price $59,500

Occupancy floor 57%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   days on market $59,500 Active 11 DOM
2. 2026-06-01
   days on market $59,500 Active 10 DOM
3. 2026-05-31
   days on market $59,500 Active 9 DOM
4. 2026-05-31
   days on market $59,500 Active 8 DOM
5. 2026-05-21
   listed $59,500 Active

   Show marketing remark (1002 chars)

   Unleash the ultimate equity-building opportunity with this high-potential, partially renovated property. Perfectly situated in town, this property places you just down the street from a public beach on East Twin Lake--a premier, highly sought-after All-Sports Lake perfect for boating, jet skiing, and fishing. Enjoy the best of lakeside living with the convenience of being within walking distance of local shopping, restaurants, and entertainment. Whether you want to design your own custom ''Up North'' vacation escape or tap into a lucrative short-term rental market, this prime location is a winner. Major Capital Expenses Already Done: Save time and money on your renovation! The current owner has already completed several critical structural and exterior updates before halting the project: New Roof: Installed within the last six months on both the main house and the garage Exterior Updates: Features fresh, new siding and a newly installed sliding glass door on Garage for extra living space

6. 2026-05-21
   listed $59,500 Active 1002-char remark

   Show marketing remark (1002 chars)

   Unleash the ultimate equity-building opportunity with this high-potential, partially renovated property. Perfectly situated in town, this property places you just down the street from a public beach on East Twin Lake--a premier, highly sought-after All-Sports Lake perfect for boating, jet skiing, and fishing. Enjoy the best of lakeside living with the convenience of being within walking distance of local shopping, restaurants, and entertainment. Whether you want to design your own custom ''Up North'' vacation escape or tap into a lucrative short-term rental market, this prime location is a winner. Major Capital Expenses Already Done: Save time and money on your renovation! The current owner has already completed several critical structural and exterior updates before halting the project: New Roof: Installed within the last six months on both the main house and the garage Exterior Updates: Features fresh, new siding and a newly installed sliding glass door on Garage for extra living space

7. 2026-05-21
   listed $59,500 Active 1002-char remark

   Show marketing remark (1002 chars)

   Unleash the ultimate equity-building opportunity with this high-potential, partially renovated property. Perfectly situated in town, this property places you just down the street from a public beach on East Twin Lake--a premier, highly sought-after All-Sports Lake perfect for boating, jet skiing, and fishing. Enjoy the best of lakeside living with the convenience of being within walking distance of local shopping, restaurants, and entertainment. Whether you want to design your own custom ''Up North'' vacation escape or tap into a lucrative short-term rental market, this prime location is a winner. Major Capital Expenses Already Done: Save time and money on your renovation! The current owner has already completed several critical structural and exterior updates before halting the project: New Roof: Installed within the last six months on both the main house and the garage Exterior Updates: Features fresh, new siding and a newly installed sliding glass door on Garage for extra living space

8. 2016-06-16
   soldstatus $25,000

ⓘ 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: $210 · $18/mo
• Projected year-2 tax: $563 · $47/mo
• Expected delta: +$353/yr (+$29/mo · 168.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,435
• − Mortgage interest: −$3,333
• − Property taxes: −$210
• − Insurance: −$298
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,731
• Taxable income: $3,194
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,225/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: Johannesburg-Lewiston Area Schools
• NCES district ID: 2619890
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $39,218
• Composite: 31.36/100
• National rank: #5995
• State rank: #257 of 540 in MI

Livability — Albert

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

Census & demographics

• Census place: Lewiston, MI
• Population (ZIP): 3,965

Population outlook (Montmorency County) Hauer SSP2

• Today (2025): 8,233 people
• By 2030: 7,575 · -8.0%
• By 2040: 6,202 · -24.7%
• By 2050: 5,081 · -38.3%
• By 2075: 3,119 · -62.1%
• By 2100: 1,923 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Romanian 14% Lithuanian 8% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Montmorency

• 2024 margin: Solid R (+45.3) · D 26.6% · R 72.0% · Other 1.4%
• 2008→2024 swing: -37.2pp toward R · 2008: -8.2pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+43.4 2016: R+44.2 2012: R+17.4 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.19%
• Current HPI: 134.8693
• 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

+138.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $59,500 MiRealSource-MiMLS
• 2026-05-21 Listed $59,500 REALCOMP
• 2026-05-21 Listed $59,500 SW Michigan MLS
• 2016-06-16 Sold (Public Records) $25,000 Public Records

Property tax history

+3.4%/yr

Latest (2024): $210 · -46.0% YoY. Source: county tax records.