67 County GGA Rd · Ishpeming, MI 49849

$99,900

2 bd · None ba · 509 sqft · SingleFamily public records · 6 Days on market

Built 1989 10 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This unique log cabin sits on 10 acres in beautiful Marquette County. Located just off Red Road in Ishpeming Township, this private country setting offers an outstanding opportunity to enjoy the quiet beauty, recreation, and outdoor lifestyle that make the Upper Peninsula so desirable. Surrounded by woods and rugged natural terrain, the property provides easy access to trails, streams, inland lakes, and the foothills of the Huron Mountains, creating an ideal basecamp for hunting, fishing, trail riding, snowmobiling, hiking, or simply enjoying the beauty the U. P. has to offer. Originally built in 1989, the rustic log cabin offers approximately 568 square feet of living space with two bedroo

Key facts

• 10 acres
• Surrounded by woods
• 10 acre lot

Tags

• 10 ACRES
• PRIVATE COUNTRY SETTING
• EASY ACCESS TO TRAILS
• SURROUNDED BY WOODS
• RUGGED NATURAL TERRAIN
• IDEAL BASECAMP FOR HUNTING

Property features AI

Finance

• Other: Property type: Residential; Approximately 10 acres; Roads: City/County, gravel, seasonal; Frontage approximately 660 feet; Frontage type: Road

Exterior

• Parking: On-site garage (listed as garage(s))
• Utilities: Private point water; Propane with owned propane tank; No public sewer/septic listed; No water heater listed
• Home design: One-story residential home; Built in 1989; Entry and main living areas on the main level
• Construction: Log construction; Crawl foundation; Year built 1989
• Exterior features: Log exterior construction; Shed and garage outbuildings; Road frontage

Interior

• Kitchen: Range/Oven; Refrigerator; Kitchen on main level (approx. 12 x 17)
• Bedrooms: Two main-level bedrooms (both on the main floor); Bedroom dimensions approximately 9 x 7 (each)
• Heating & cooling: Wood heat; No central cooling listed
• Interior features: Wood-burning fireplace / wood stove; Total of 4 rooms
• Laundry & utility: Basement with block foundation (basement type listed as block)

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $25 ($296/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 $81k (19.0% below list).
• Recommended offer: $81k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Ishpeming — 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 65/100 on livability (#448 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Nice Community School District (rural): math 35% / reading 53% proficiency, ranked #151 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aspen Ridge Elementary School (math 36% / reading 55%, grade D-, #478 of 1,397 statewide, top 34%, 747 students, 39% FRL); Westwood High School (math 32% / reading 42%, grade F, #334 of 713 statewide, top 51%, 391 students, 30% FRL).
• Market conditions: 65 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $80,870 (19.0% 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. 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?
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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.3

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-14,653
• Equity at exit: $14,895

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-10,879
• Equity at exit: $8,638

Cash invested: $27,972 (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 49849

• Active inventory: 65
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $25

Break-even live

Break-even rent $778

Max offer price $99,900

Occupancy floor 92%

Sensitivity live

Price	-10% $81	-5% $53	+0% $25	+5% $-4	+10% $-32
Rent	-10% $-39	-5% $-7	+0% $25	+5% $57	+10% $89
Rate	-1.0pp $75	-0.5pp $50	base $25	+0.5pp $-1	+1.0pp $-28

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-05
   days on market $99,900 Active 6 DOM
2. 2026-06-02
   days on market $99,900 Active 4 DOM
3. 2026-06-01
   days on market $99,900 Active 3 DOM
4. 2026-05-31
   days on market $99,900 Active 2 DOM
5. 2026-05-27
   listed $99,900 Active

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$477/yr (+$40/mo · 81.6%)

ⓘ 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 ≥88°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,704
• − Mortgage interest: −$5,596
• − Property taxes: −$585
• − Insurance: −$500
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$2,906
• Taxable loss: −$1,435
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $640/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: Nice Community School District
• NCES district ID: 2625400
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $53,432
• Composite: 38.07/100
• National rank: #4281
• State rank: #151 of 540 in MI

Livability — Ishpeming

• Score: 65/100
• State rank: #448
• US rank: #12571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,153

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 67,278 people
• By 2030: 67,249 · +-0.0%
• By 2040: 66,297 · -1.5%
• By 2050: 65,241 · -3.0%
• By 2075: 64,365 · -4.3%
• By 2100: 60,707 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Romanian 6% Scottish 2%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Marquette

• 2024 margin: Lean D (+8.7) · D 53.5% · R 44.8% · Other 1.7%
• 2008→2024 swing: -11.6pp toward R · 2008: 20.3pp · 2024: 8.7pp
• All cycles: 2024: D+8.7 2020: D+11.2 2016: D+4.2 2012: D+14.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.70%
• Current HPI: 237.0754
• 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

1 event — show timeline

• 2026-05-27 Listed $99,900 MiRealSource-MiMLS

Property tax history

+8.6%/yr

Latest (2025): $585 · -64.2% YoY. Source: county tax records.