25094 Livingston Rd · Ewen, MI 49925

$79,000

1 bd · None ba · 576 sqft · SingleFamily · 234 Days on market

Built 1984 Fair condition 5.00 ac lot $137/sqft · 16% below area Est $94k · 16% under

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Why this score? — see what drove the C 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 +17.2/30.0
• ARV discount +14.8/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Escape to your own private retreat in Michigan's beautiful Upper Peninsula! This 22x24 cabin is nestled on 5 nicely wooded acres along Livingston Road in Matchwood Township, offering peace, privacy, and endless opportunities for outdoor recreation! The property has access of both Norwich Rd and Livingston Rd. The main floor of the cabin features an open living/kitchen/dining area with a start to a bathroom with shower and sink. The loft is being used as the bunk/sleeping area!! The walls are tastefully done in T & G. The cabin is powered by generator and LP lighting. There is a 10x16 storage shed and outhouse. The property is being sold As Is. The cabin provides a solid start for your UP getaway-perfect for a hunting camp or weekend retreat! The surrounding acreage is a mixture mature trees and natural habitat, attracting deer, bear, grouse and other wildlife. Snowmobile and ATV trails are nearby, giving you you direct access to four season adventure! Call for an appointment today!

Key facts

• Powered by generator
• Outhouse
• Wooded acres

Tags

• WOODED ACRES
• BUNK SLEEPING AREA
• POWERED BY GENERATOR
• STORAGE SHED
• OUTHOUSE
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $56 ($674/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 $76k (3.5% below list).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ewen-Trout Creek Consolidated School District (rural): math 30% / reading 35% proficiency, ranked #510 of 760 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 13 units permitted in Ontonagon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ontonagon County population projected at -63% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.96% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $94,225
• List price: $79,000
• Delta: -16.16%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $13,103
• Equity at exit: $35,522

10-year hold

• IRR: 12.7%
• Equity multiple: 2.88×
• Total profit: $41,664
• Equity at exit: $54,743

Cash invested: $22,120 (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 49925

• Active inventory: 11
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $762 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $56

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 88%

Sensitivity live

Price	-10% $111	-5% $83	+0% $56	+5% $29	+10% $2
Rent	-10% $-4	-5% $26	+0% $56	+5% $86	+10% $116
Rate	-1.0pp $96	-0.5pp $76	base $56	+0.5pp $36	+1.0pp $15

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-09-30
   listed $79,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   Escape to your own private retreat in Michigan's beautiful Upper Peninsula! This 22x24 cabin is nestled on 5 nicely wooded acres along Livingston Road in Matchwood Township, offering peace, privacy, and endless opportunities for outdoor recreation! The property has access of both Norwich Rd and Livingston Rd. The main floor of the cabin features an open living/kitchen/dining area with a start to a bathroom with shower and sink. The loft is being used as the bunk/sleeping area!! The walls are tastefully done in T & G. The cabin is powered by generator and LP lighting. There is a 10x16 storage shed and outhouse. The property is being sold As Is. The cabin provides a solid start for your UP getaway-perfect for a hunting camp or weekend retreat! The surrounding acreage is a mixture mature trees and natural habitat, attracting deer, bear, grouse and other wildlife. Snowmobile and ATV trails are nearby, giving you you direct access to four season adventure! Call for an appointment today!

2. 2025-09-30
   listed $79,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   Escape to your own private retreat in Michigan's beautiful Upper Peninsula! This 22x24 cabin is nestled on 5 nicely wooded acres along Livingston Road in Matchwood Township, offering peace, privacy, and endless opportunities for outdoor recreation! The property has access of both Norwich Rd and Livingston Rd. The main floor of the cabin features an open living/kitchen/dining area with a start to a bathroom with shower and sink. The loft is being used as the bunk/sleeping area!! The walls are tastefully done in T & G. The cabin is powered by generator and LP lighting. There is a 10x16 storage shed and outhouse. The property is being sold As Is. The cabin provides a solid start for your UP getaway-perfect for a hunting camp or weekend retreat! The surrounding acreage is a mixture mature trees and natural habitat, attracting deer, bear, grouse and other wildlife. Snowmobile and ATV trails are nearby, giving you you direct access to four season adventure! Call for an appointment today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,146
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$732
• − Management: −$732
• − Depreciation: −$2,298
• Taxable loss: −$621
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $823/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations, including painting, replacing windows, and updating the kitchen and bathroom. It has a good foundation and structure, but the exterior and interior need significant work to improve its value.

Repairs flagged

• Major exterior siding — Peeling paint
• Major windows — Old, possibly single-pane windows
• Major kitchen — No photos of kitchen
• Major bathroom — No photos of bathroom
• Major HVAC — No photos of HVAC

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace windows — Improves energy efficiency and value
• Resale update kitchen — Modern kitchen attracts more buyers
• Resale update bathroom — Modern bathroom attracts more buyers
• Both replace HVAC — Modern HVAC improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint	Major	$15,000–50,000
windows · Old, possibly single-pane windows	Major	$15,000–50,000
kitchen · No photos of kitchen	Major	$15,000–50,000
bathroom · No photos of bathroom	Major	$15,000–50,000
HVAC · No photos of HVAC	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace windows — Improves energy efficiency and value ↑
• Resale update kitchen — Modern kitchen attracts more buyers ↑
• Resale update bathroom — Modern bathroom attracts more buyers ↑
• Both replace HVAC — Modern HVAC improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ewen-Trout Creek Consolidated School District
• NCES district ID: 2600014
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $35,684
• Composite: 29.63/100
• National rank: #11747
• State rank: #510 of 760 in MI

Livability — Ewen

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

Census & demographics

• Population (ZIP): 643

Population outlook (Ontonagon County) Hauer SSP2

• Today (2025): 4,621 people
• By 2030: 3,928 · -15.0%
• By 2040: 2,644 · -42.8%
• By 2050: 1,696 · -63.3%
• By 2075: 874 · -81.1%
• By 2100: 697 · -84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 7% Romanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Ontonagon

• 2024 margin: Solid R (+30.4) · D 34.2% · R 64.5% · Other 1.3%
• 2008→2024 swing: -34.0pp toward R · 2008: 3.7pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+25.4 2016: R+26.1 2012: R+9.1 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2025-09-30 Listed $79,000 UPAR
• 2025-09-30 Listed $79,000 MiRealSource-MiMLS