1955 Louis St · Brevort, MI 49760

$29,900

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 85 Days on market

Built 1900 $29/sqft · 86% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This little house would be a perfect get-a-way for all seasons. Located just off the snowmobile trail and close to ATV trails. The quiet community of Moran is just a short drive to the highway. There are 3 bedrooms, 1 full bathroom, and a detached garage to store all the toys in! This house is being sold as-is.

Key facts

• Snowmobile trail
• Atv trails
• Quiet community

Tags

• SNOWMOBILE TRAIL
• ATV TRAILS
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% 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.
• St. Ignace Area Schools (rural): math 43% / reading 49% proficiency, ranked #268 of 760 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 41 units permitted in Mackinac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (5.9% local appreciation)).
• Mackinac County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 4.00% ✓
• Cap rate: 36.30%
• Cash-on-cash: 107.17%
• DSCR: 5.77
• GRM: 2.1

CMA / ARV

• ARV (median comp): $211,048
• List price: $29,900
• Delta: -85.83%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

5.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.70×
• Total profit: $56,104
• Equity at exit: $18,624

10-year hold

• IRR: —
• Equity multiple: 16.27×
• Total profit: $127,808
• Equity at exit: $33,627

Cash invested: $8,372 (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 49760

• Home prices YoY: 3.2%
• Active inventory: 10
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $748

Break-even live

Break-even rent $250

Max offer price $29,900

Occupancy floor 33%

Sensitivity live

Price	-10% $765	-5% $756	+0% $748	+5% $739	+10% $731
Rent	-10% $653	-5% $700	+0% $748	+5% $795	+10% $842
Rate	-1.0pp $763	-0.5pp $755	base $748	+0.5pp $740	+1.0pp $732

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $29,900 Active 85 DOM
2. 2026-06-17
   days on market $29,900 Active 84 DOM
3. 2026-06-16
   days on market $29,900 Active 83 DOM
4. 2026-06-15
   days on market $29,900 Active 82 DOM
5. 2026-06-13
   days on market $29,900 Active 80 DOM
6. 2026-06-12
   days on market $29,900 Active 79 DOM
7. 2026-06-09
   days on market $29,900 Active 76 DOM
8. 2026-06-08
   days on market $29,900 Active 75 DOM
9. 2026-06-07
   days on market $29,900 Active 74 DOM
10. 2026-06-05
    days on market $29,900 Active 72 DOM
11. 2026-06-04
    days on market $29,900 Active 70 DOM
12. 2026-06-02
    days on market $29,900 Active 69 DOM
13. 2026-06-01
    days on market $29,900 Active 68 DOM
14. 2026-05-31
    days on market $29,900 Active 67 DOM
15. 2026-05-31
    days on market $29,900 Active 66 DOM
16. 2026-05-05
    price $29,900 313-char remark

    Show marketing remark (313 chars)

    This little house would be a perfect get-a-way for all seasons. Located just off the snowmobile trail and close to ATV trails. The quiet community of Moran is just a short drive to the highway. There are 3 bedrooms, 1 full bathroom, and a detached garage to store all the toys in! This house is being sold as-is.

17. 2026-03-25
    listed $34,900 Active 313-char remark

    Show marketing remark (313 chars)

    This little house would be a perfect get-a-way for all seasons. Located just off the snowmobile trail and close to ATV trails. The quiet community of Moran is just a short drive to the highway. There are 3 bedrooms, 1 full bathroom, and a detached garage to store all the toys in! This house is being sold as-is.

18. 1991-12-01
    soldstatus $23,000

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $401 · $33/mo
• Expected delta: +$60/yr (+$5/mo · 17.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,360
• − Mortgage interest: −$1,675
• − Property taxes: −$341
• − Insurance: −$150
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$870
• Taxable income: $9,027
• Est. tax owed @ 24.0%: −$2,167
• After-tax cash flow: $6,806/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: St. Ignace Area Schools
• NCES district ID: 2600012
• Math proficiency: 43% ▲ 6.00%
• Reading proficiency: 49% ▲ 16.00%
• Median HH income: $38,511
• Composite: 40.54/100
• National rank: #7677
• State rank: #268 of 760 in MI

Livability — Brevort

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

Census & demographics

• Population (ZIP): 706

Population outlook (Mackinac County) Hauer SSP2

• Today (2025): 10,449 people
• By 2030: 10,075 · -3.6%
• By 2040: 9,220 · -11.8%
• By 2050: 8,595 · -17.7%
• By 2075: 7,996 · -23.5%
• By 2100: 7,434 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 16% Two or more races 5% Black 3% Hispanic / Latino 3% Pacific Islander 1%
• Common ancestry: Lithuanian 11% Romanian 7% Slovak 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1% Korean 1%

Political lean MEDSL · Mackinac

• 2024 margin: Strong R (+24.9) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -3.8pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.8 2016: R+27.2 2012: R+12.2 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.91%
• Current HPI: 191.0779
• 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

+30.0% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $29,900 EUPBR
• 2026-03-25 Listed $34,900 EUPBR
• 1991-12-01 Sold (Public Records) $23,000 Public Records

Property tax history

-0.1%/yr

Latest (2022): $341 · +191.2% YoY. Source: county tax records.