7122 Maple Grove Rd · Au Train, MI 49862

$119,000

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 55 Days on market

Built 1984 0.30 ac lot $76/sqft · 41% below area Est $205k · 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Schools +3.2/10.0
• 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

For the buyer who wants space to create, room to renovate, and a location surrounded by Upper Peninsula beauty, 7122 Maple Grove Road in Munising is a standout opportunity. Tucked into a quiet, wooded setting, this property offers 1,590 sq ft of flexible space ready for your vision—whether that means reconfiguring the layout, adding modern finishes, or crafting a custom retreat from the ground up. Built with 2x6 studs for added strength and insulation, the home already has several major updates completed, including a roof replaced only 5 years ago with all new trusses and updated windows. With well and septic systems in place, underground connection to power and propane lines available, the core infrastructure is ready. The location is a dream for outdoor lovers. You’re close to The Buckhorn -local favorite - and right near the trail system, offering instant access to snowmobiling, ORV riding, hiking, and year-round adventure. Plus, 16 Mile Lake, Otter Lake and Autrain Forest Lake are nearby, giving you quick access to boating, fishing, paddling, and peaceful waterfront scenery. Munising’s amenities and the iconic Pictured Rocks National Lakeshore are just minutes away, while Marquette and Escanaba are about an hour away for expanded shopping, dining, and services. If you’re looking for a property with privacy, potential, and unbeatable access to the UP’s lakes and trails, this one gives you the foundation and the freedom to create something truly your own.

Key facts

• Privacy
• Wooded setting
• Quick access

Tags

• WOODED SETTING
• MAJOR UPDATES
• QUICK ACCESS
• PEACEFUL WATERFRONT SCENERY
• PRIVACY

Property features AI

Finance

• Other: No pet restrictions; Mixed-use zoning; Roads: year-round access; Frontage 120 ft; Acreage approx. 0.3

Exterior

• Parking: 3 or more parking spaces
• Utilities: Private well; Septic system; 100 amp electric service with underground service; Electricity connected; Internet DSL available; LP / Propane gas heat; Propane water heater
• Home design: Manufactured double-wide (manufactured after 1976); 1-story structure; Built in 1984; Fixer-upper / Investment residential property
• Construction: Crawl foundation
• Exterior features: Cedar and other exterior materials; Deck; Shed (outbuilding); Rural, wooded and treed lot; River view frontage type: Road

Interior

• Kitchen: Kitchen on main level — approx. 13 x 11; Dining room on main level — approx. 9 x 11; Appliances: Other (see remarks)
• Bedrooms: First-floor bedroom (Main level) — approx. 14 x 15; Bedroom (Main level) — approx. 11 x 12; Bedroom (Main level) — width 12; Bedroom (Main level) — approx. 10 x 9; Total of 7 rooms
• Bathrooms: Main floor full bathroom; Primary bath present; 2 full bathrooms (total)
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Walk-in closet; Unfinished room; Utility / laundry room; River view
• Laundry & utility: Laundry room on main level — approx. 6 x 7; Propane hot water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Munising Public Schools (town): math 28% / reading 49% proficiency, ranked #241 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William G Mather Elementary School (math 37% / reading 47%, grade F, #547 of 1,397 statewide, top 41%, 249 students, 49% FRL); Munising High And Middle School (math 22% / reading 47%, grade F, #372 of 713 statewide, top 56%, 305 students, 48% FRL).
• Market conditions: 57 active listings in the ZIP; 33 units permitted in Alger County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alger County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago 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 $15k; list at $119k implies a 699% gain — meaningful room to come down on a strong offer.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.09% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $204,513
• List price: $119,000
• Delta: -41.81%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,164
• Equity at exit: $17,743

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $20,093
• Equity at exit: $10,289

Cash invested: $33,320 (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 49862

• Active inventory: 57
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $269

Break-even live

Break-even rent $952

Max offer price $119,000

Occupancy floor 74%

Sensitivity live

Price	-10% $337	-5% $303	+0% $269	+5% $235	+10% $202
Rent	-10% $167	-5% $218	+0% $269	+5% $320	+10% $371
Rate	-1.0pp $329	-0.5pp $299	base $269	+0.5pp $238	+1.0pp $207

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $119,000 Active 55 DOM
2. 2026-06-21
   days on market $119,000 Active 54 DOM
3. 2026-06-21
   days on market $119,000 Active 53 DOM
4. 2026-06-18
   days on market $119,000 Active 51 DOM
5. 2026-06-17
   days on market $119,000 Active 50 DOM
6. 2026-06-16
   days on market $119,000 Active 49 DOM
7. 2026-06-15
   days on market $119,000 Active 48 DOM
8. 2026-06-13
   days on market $119,000 Active 46 DOM
9. 2026-06-12
   days on market $119,000 Active 45 DOM
10. 2026-06-09
    days on market $119,000 Active 42 DOM
11. 2026-06-08
    days on market $119,000 Active 41 DOM
12. 2026-06-07
    days on market $119,000 Active 40 DOM
13. 2026-06-05
    days on market $119,000 Active 38 DOM
14. 2026-06-04
    days on market $119,000 Active 36 DOM
15. 2026-06-02
    days on market $119,000 Active 35 DOM
16. 2026-06-01
    days on market $119,000 Active 34 DOM
17. 2026-05-31
    days on market $119,000 Active 33 DOM
18. 2026-05-31
    days on market $119,000 Active 32 DOM
19. 2026-04-28
    listed $119,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    For the buyer who wants space to create, room to renovate, and a location surrounded by Upper Peninsula beauty, 7122 Maple Grove Road in Munising is a standout opportunity. Tucked into a quiet, wooded setting, this property offers 1,590 sq ft of flexible space ready for your vision—whether that means reconfiguring the layout, adding modern finishes, or crafting a custom retreat from the ground up. Built with 2x6 studs for added strength and insulation, the home already has several major updates completed, including a roof replaced only 5 years ago with all new trusses and updated windows. With well and septic systems in place, underground connection to power and propane lines available, the core infrastructure is ready. The location is a dream for outdoor lovers. You’re close to The Buckhorn -local favorite - and right near the trail system, offering instant access to snowmobiling, ORV riding, hiking, and year-round adventure. Plus, 16 Mile Lake, Otter Lake and Autrain Forest Lake are nearby, giving you quick access to boating, fishing, paddling, and peaceful waterfront scenery. Munising’s amenities and the iconic Pictured Rocks National Lakeshore are just minutes away, while Marquette and Escanaba are about an hour away for expanded shopping, dining, and services. If you’re looking for a property with privacy, potential, and unbeatable access to the UP’s lakes and trails, this one gives you the foundation and the freedom to create something truly your own.

20. 2026-04-28
    listed $119,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    For the buyer who wants space to create, room to renovate, and a location surrounded by Upper Peninsula beauty, 7122 Maple Grove Road in Munising is a standout opportunity. Tucked into a quiet, wooded setting, this property offers 1,590 sq ft of flexible space ready for your vision—whether that means reconfiguring the layout, adding modern finishes, or crafting a custom retreat from the ground up. Built with 2x6 studs for added strength and insulation, the home already has several major updates completed, including a roof replaced only 5 years ago with all new trusses and updated windows. With well and septic systems in place, underground connection to power and propane lines available, the core infrastructure is ready. The location is a dream for outdoor lovers. You’re close to The Buckhorn -local favorite - and right near the trail system, offering instant access to snowmobiling, ORV riding, hiking, and year-round adventure. Plus, 16 Mile Lake, Otter Lake and Autrain Forest Lake are nearby, giving you quick access to boating, fishing, paddling, and peaceful waterfront scenery. Munising’s amenities and the iconic Pictured Rocks National Lakeshore are just minutes away, while Marquette and Escanaba are about an hour away for expanded shopping, dining, and services. If you’re looking for a property with privacy, potential, and unbeatable access to the UP’s lakes and trails, this one gives you the foundation and the freedom to create something truly your own.

21. 2017-10-30
    soldstatus $14,900 317-char remark

    Show marketing remark (317 chars)

    Manufactured home in a nice wooded area near several small lakes. Home needs lots of TLC. Part of roof has been tarped and will need to be replaced. There is a shed on the property that is included in the sale. Priced according to condition of property. Would make a nice camp or could be fixed for a year round home.

22. 2017-10-30
    soldstatus $14,900 317-char remark

    Show marketing remark (317 chars)

    Manufactured home in a nice wooded area near several small lakes. Home needs lots of TLC. Part of roof has been tarped and will need to be replaced. There is a shed on the property that is included in the sale. Priced according to condition of property. Would make a nice camp or could be fixed for a year round home.

23. 2017-08-10
    historical
24. 2017-06-30
    listed $14,900 317-char remark

    Show marketing remark (317 chars)

    Manufactured home in a nice wooded area near several small lakes. Home needs lots of TLC. Part of roof has been tarped and will need to be replaced. There is a shed on the property that is included in the sale. Priced according to condition of property. Would make a nice camp or could be fixed for a year round home.

25. 2017-06-30
    listed $14,900 317-char remark

    Show marketing remark (317 chars)

    Manufactured home in a nice wooded area near several small lakes. Home needs lots of TLC. Part of roof has been tarped and will need to be replaced. There is a shed on the property that is included in the sale. Priced according to condition of property. Would make a nice camp or could be fixed for a year round home.

26. 2017-01-27
    listed $19,900
27. 2016-06-01
    historical
28. 2016-01-30
    listed $56,900

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$447/yr (+$37/mo · 47.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $15,510
• − Mortgage interest: −$6,666
• − Property taxes: −$940
• − Insurance: −$595
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,462
• Taxable income: $1,366
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,902/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: Munising Public Schools
• NCES district ID: 2624810
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 49% ▲ 10.00%
• Median HH income: $39,446
• Composite: 32.16/100
• National rank: #5790
• State rank: #241 of 540 in MI

Livability — Au Train

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

Census & demographics

• Population (ZIP): 4,532

Population outlook (Alger County) Hauer SSP2

• Today (2025): 8,895 people
• By 2030: 8,541 · -4.0%
• By 2040: 7,706 · -13.4%
• By 2050: 6,904 · -22.4%
• By 2075: 5,760 · -35.2%
• By 2100: 4,414 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Native American 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 9% Romanian 7% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Alger

• 2024 margin: R (+19.8) · D 39.5% · R 59.3% · Other 1.3%
• 2008→2024 swing: -25.8pp toward R · 2008: 6.0pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.7 2016: R+20.4 2012: R+2.5 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.87%
• Current HPI: 153.6932
• 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

+109.1% since first listed

10 events — show timeline

• 2026-04-28 Listed $119,000 MiRealSource-MiMLS
• 2026-04-28 Listed $119,000 UPAR
• 2017-10-30 Sold (MLS) $14,900 UPAR
• 2017-10-30 Sold (MLS) $14,900 MiRealSource-MiMLS
• 2017-08-10 Listing Removed — MiRealSource-MiMLS
• 2017-06-30 Listed $14,900 UPAR
• 2017-06-30 Listed $14,900 MiRealSource-MiMLS
• 2017-01-27 Listed $19,900 MiRealSource-MiMLS
• 2016-06-01 Listing Removed — MiRealSource-MiMLS
• 2016-01-30 Listed $56,900 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $940 · -46.2% YoY. Source: county tax records.