300 4th Ave · Menominee, MI 49858

$82,900

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 175 Days on market

Built 1900 6,969 sqft lot $58/sqft · 15% below area Est $110k · 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Yes, you can! You can afford it. You can move in at closing. You can freshen it up, just the way you want to make it your own. You can have a big yard. You can! But only if you hurry. This 3bd, 1bth, 1,600sq. ft home on a triple size city lot won't wait for anyone. Large kitchen with 4'x7' pantry. Save the "could have, should have, if I only would have" for the buyer who misses out. .. again. New roof just put on over the back half of the house. Slate siding. Nearby park and lightly traveled neighboring roads. The waterfront, beaches, restaurants and shopping are within a couple blocks. Can you see yourself living here? I bet YOU CAN!

Key facts

• Slate siding
• Large kitchen
• New roof

Tags

• LARGE KITCHEN
• NEW ROOF
• SLATE SIDING
• WATERFRONT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: schools C-, amenities F, commute 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.
• Market conditions: 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $573 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $83k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.81% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.33%
• DSCR: 2.62
• GRM: 4.6

CMA / ARV

• ARV (median comp): $109,578
• List price: $82,900
• Delta: -24.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 5th St	0.25mi	4/1.5 (+1)	1,365 (-4%)	18mo	$90,000	$66	58
310 8th Ave	0.29mi	3/1.0	1,216 (-15%)	10mo	$73,000	$60	53
510 5th St	0.26mi	3/1.0	1,254 (-12%)	17mo	$45,000	$36	53
213 Water St	0.69mi	3/2.0	1,530 (+7%)	1mo	$200,000	$131	51
429 Terrace Ave	0.72mi	4/1.0 (+1)	1,454 (+2%)	12mo	$174,900	$120	48
407 Water St	0.65mi	3/1.0	1,613 (+13%)	7mo	$150,000	$93	43
712 Terrace Ave	0.72mi	3/2.0	1,542 (+8%)	11mo	$90,000	$58	40
813 12th Ave	0.73mi	2/1.0 (-1)	1,246 (-13%)	1mo	$149,900	$120	39
608 13th Ave	0.72mi	3/1.5	1,547 (+8%)	16mo	$166,000	$107	37
800 11th Ave	0.68mi	3/2.0	1,314 (-8%)	21mo	$114,000	$87	33
312 Terrace Ave	0.70mi	4/2.0 (+1)	1,536 (+7%)	16mo	$134,000	$87	32
602 Terrace Ave	0.69mi	3/2.0	1,620 (+13%)	24mo	$183,600	$113	22

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: 32.1%
• Equity multiple: 2.35×
• Total profit: $31,297
• Equity at exit: $12,361

10-year hold

• IRR: 39.1%
• Equity multiple: 4.65×
• Total profit: $84,763
• Equity at exit: $7,168

Cash invested: $23,212 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $703

Break-even live

Break-even rent $614

Max offer price $82,900

Occupancy floor 48%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Terrace Ave Marinette, WI	3.0	2.0	1700	$1,695	$1.00	43d	1	0.69mi
817 Terrace Ave Marinette, WI	4.0	2.0	1864	$1,600	$0.86	43d	1	0.76mi
1701 Dunlap Ave Marinette, WI	2.0	1.0	1175	$945	$0.80	43d	1	1.39mi

Listing history 26 events

1. 2026-06-19
   days on market $82,900 Active 175 DOM
2. 2026-06-18
   days on market $82,900 Active 174 DOM
3. 2026-06-17
   days on market $82,900 Active 173 DOM
4. 2026-06-16
   days on market $82,900 Active 172 DOM
5. 2026-06-15
   days on market $82,900 Active 171 DOM
6. 2026-06-14
   days on market $82,900 Active 169 DOM
7. 2026-06-12
   days on market $82,900 Active 168 DOM
8. 2026-06-09
   days on market $82,900 Active 165 DOM
9. 2026-06-08
   days on market $82,900 Active 164 DOM
10. 2026-06-07
    days on market $82,900 Active 163 DOM
11. 2026-06-07
    days on market $82,900 Active 162 DOM
12. 2026-06-04
    days on market $82,900 Active 159 DOM
13. 2026-06-02
    days on market $82,900 Active 158 DOM
14. 2026-06-01
    days on market $82,900 Active 157 DOM
15. 2026-05-31
    days on market $82,900 Active 156 DOM
16. 2026-05-31
    days on market $82,900 Active 155 DOM
17. 2026-05-16
    price $82,900 652-char remark

    Show marketing remark (652 chars)

    Yes, you can! You can afford it. You can move in at closing. You can freshen it up, just the way you want to make it your own. You can have a big yard. You can! But only if you hurry. This 3bd, 1bth, 1,600sq. ft home on a triple size city lot won't wait for anyone. Large kitchen with 4'x7' pantry. Save the "could have, should have, if I only would have" for the buyer who misses out. .. again. New roof just put on over the back half of the house. Slate siding. Nearby park and lightly traveled neighboring roads. The waterfront, beaches, restaurants and shopping are within a couple blocks. Can you see yourself living here? I bet YOU CAN!

18. 2026-02-24
    status Active 652-char remark

    Show marketing remark (652 chars)

    Yes, you can! You can afford it. You can move in at closing. You can freshen it up, just the way you want to make it your own. You can have a big yard. You can! But only if you hurry. This 3bd, 1bth, 1,600sq. ft home on a triple size city lot won't wait for anyone. Large kitchen with 4'x7' pantry. Save the "could have, should have, if I only would have" for the buyer who misses out. .. again. New roof just put on over the back half of the house. Slate siding. Nearby park and lightly traveled neighboring roads. The waterfront, beaches, restaurants and shopping are within a couple blocks. Can you see yourself living here? I bet YOU CAN!

19. 2026-01-10
    historical Active w/ Contract 652-char remark

    Show marketing remark (652 chars)

    Yes, you can! You can afford it. You can move in at closing. You can freshen it up, just the way you want to make it your own. You can have a big yard. You can! But only if you hurry. This 3bd, 1bth, 1,600sq. ft home on a triple size city lot won't wait for anyone. Large kitchen with 4'x7' pantry. Save the "could have, should have, if I only would have" for the buyer who misses out. .. again. New roof just put on over the back half of the house. Slate siding. Nearby park and lightly traveled neighboring roads. The waterfront, beaches, restaurants and shopping are within a couple blocks. Can you see yourself living here? I bet YOU CAN!

20. 2025-12-22
    listed $89,900 Active 652-char remark

    Show marketing remark (652 chars)

    Yes, you can! You can afford it. You can move in at closing. You can freshen it up, just the way you want to make it your own. You can have a big yard. You can! But only if you hurry. This 3bd, 1bth, 1,600sq. ft home on a triple size city lot won't wait for anyone. Large kitchen with 4'x7' pantry. Save the "could have, should have, if I only would have" for the buyer who misses out. .. again. New roof just put on over the back half of the house. Slate siding. Nearby park and lightly traveled neighboring roads. The waterfront, beaches, restaurants and shopping are within a couple blocks. Can you see yourself living here? I bet YOU CAN!

21. 2020-10-21
    soldstatus $40,000 240-char remark

    Show marketing remark (240 chars)

    New job opportunities are here in Marinette/Menominee & will require housing. Build equity in this home while at your new job. Home is near shopping, schools & lakefront. It' a lot of house for the money, so take a look TODAY!!!

22. 2020-10-21
    soldstatus $40,000

    Show marketing remark (240 chars)

    New job opportunities are here in Marinette/Menominee & will require housing. Build equity in this home while at your new job. Home is near shopping, schools & lakefront. It' a lot of house for the money, so take a look TODAY!!!

23. 2020-08-27
    listed $46,900 240-char remark

    Show marketing remark (240 chars)

    New job opportunities are here in Marinette/Menominee & will require housing. Build equity in this home while at your new job. Home is near shopping, schools & lakefront. It' a lot of house for the money, so take a look TODAY!!!

24. 2009-08-24
    soldstatus $39,900
25. 2009-08-24
    soldstatus $39,900
26. 2009-06-09
    listed $39,900

ⓘ 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: $185 · $15/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$546/yr (+$45/mo · 295.0%)

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

Taxation est. · year 1

• Rental income: $18,038
• − Mortgage interest: −$4,644
• − Property taxes: −$185
• − Insurance: −$414
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$2,412
• Taxable income: $7,497
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,634/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

+107.8% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $82,900 RANW
• 2026-02-24 Relisted — RANW
• 2026-01-10 Contingent — RANW
• 2025-12-22 Listed $89,900 RANW
• 2020-10-21 Sold (Public Records) $40,000 Public Records
• 2020-10-21 Sold (MLS) $40,000 METROMLS
• 2020-08-27 Listed $46,900 METROMLS
• 2009-08-24 Sold (Public Records) $39,900 Public Records
• 2009-08-24 Sold (MLS) $39,900 METROMLS
• 2009-06-09 Listed $39,900 METROMLS