92 N Us Hwy 41 · Nadeau, MI 49812

$165,000

3 bd · 1.0 ba · 842 sqft · SingleFamily public records · 18 Days on market

Built 1930 0.85 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Looking for a move-in ready home in Menominee County? This cute 3-bedroom home has been updated and ready for you to call home! Located in Carney on a large corner lot with a firepit, garden area and several fruit trees. Nice deck off of the dining room overlooking the backyard. Kitchen comes with all of the appliances; washer & Dryer will also be included. There is natural gas to the home plus city water & sewer. Central air, 200amp electrical service, newer water heater plus a 2-car detached garage.

Key facts

• Firepit
• Garden area
• Large corner lot

Tags

• LARGE CORNER LOT
• FIREPIT
• GARDEN AREA
• FRUIT TREES
• DECK OFF OF DINING ROOM
• NATURAL GAS

Property features AI

Finance

• Other: Some furnishings included: dining room table, couch and chair can stay (seller's personal belongings otherwise excluded)

Exterior

• Parking: Detached 2-car garage; Total garage parking for 2 vehicles; Garage includes a refrigerator
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Construction completed; Finished above grade about 1,400 sq ft
• Construction: Vinyl siding
• Exterior features: Vinyl exterior; Lot size approximately 0.85 acre; Residential zoning

Interior

• Kitchen: Kitchen (Main) — 12 x 13; Stove/Range; Microwave; Refrigerator; Freezer
• Bedrooms: Master bedroom (Main) — 8 x 12; Bedroom 2 (Upper) — 10 x 10; Bedroom 3 (Upper) — 11 x 12; Den/Office (Upper) — 12 x 13
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement with block walls and poured concrete
• Laundry & utility: Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (27.0% below list).
• Recommended offer: $120k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Carney-Nadeau Public Schools (rural): math 25% / reading 35% proficiency, ranked #540 of 760 in MI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Phoenix Alternative High School (38 students, 76% FRL) — zoned schools average 76% FRL vs 46% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 26 units permitted in Menominee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Menominee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,424 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $73,657
• Equity at exit: $148,645

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $229,815
• Equity at exit: $320,559

Cash invested: $46,200 (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 49812

• Home prices YoY: 12.3%
• Active inventory: 4
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-255

Break-even live

Break-even rent $1,528

Max offer price $128,045

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-198	+0% $-255	+5% $-312	+10% $-369
Rent	-10% $-351	-5% $-303	+0% $-255	+5% $-208	+10% $-160
Rate	-1.0pp $-172	-0.5pp $-213	base $-255	+0.5pp $-298	+1.0pp $-342

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $165,000 Active 18 DOM
2. 2026-06-21
   days on market $165,000 Active 17 DOM
3. 2026-06-18
   days on market $165,000 Active 15 DOM
4. 2026-06-17
   days on market $165,000 Active 14 DOM
5. 2026-06-16
   days on market $165,000 Active 13 DOM
6. 2026-06-16
   price $165,000 Active 12 DOM
7. 2026-06-15
   days on market $179,900 Active 12 DOM
8. 2026-06-13
   pricedays on market $179,900 Active 10 DOM
9. 2026-06-12
   days on market $185,000 Active 9 DOM
10. 2026-06-09
    days on market $185,000 Active 6 DOM
11. 2026-06-08
    days on market $185,000 Active 5 DOM
12. 2026-06-07
    days on market $185,000 Active 4 DOM
13. 2026-06-05
    days on market $185,000 Active 2 DOM
14. 2026-06-04
    remarks 512-char remark
15. 2026-06-04
    listed $185,000 Active 1 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 12 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: $14,451
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,800
• Taxable loss: −$6,001
• Est. tax savings @ 24.0%: +$1,440
• After-tax cash flow: $-1,624/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: Carney-Nadeau Public Schools
• NCES district ID: 2608010
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $39,022
• Composite: 27.97/100
• National rank: #12248
• State rank: #540 of 760 in MI

Livability — Nadeau

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

Census & demographics

• Census place: Carney, MI
• Population (ZIP): 789

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 10% English 9% Romanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 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: ▲ 15.87%
• Current HPI: 145.02
• 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

• 2026-06-01 Listed $185,000 RANW