TBD County Road Rm Rd · Rock, MI 49880

$69,900

2 bd · None ba · 864 sqft · SingleFamily · 8 Days on market

Built 2019 Poor condition 0.96 ac lot

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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 +27.2/30.0
• DSCR +9.4/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Turnkey Hunting Camp in McFarland – Ready for the Next Outdoor Enthusiast! If you've been searching for an affordable getaway in the heart of great hunting country, this could be the one. Situated on just under an acre, this newer camp built in 2019 offers the perfect base camp for hunting, trail riding, or simply escaping the hustle and bustle of everyday life. The 24' x 36' camp features an open-concept layout with two bedrooms and a durable concrete floor, making maintenance a breeze. The current owners have enjoyed many successful hunting seasons here but simply don't make it up as often as they once did. One of the biggest highlights is the location. State land is located less than a quarter mile away, and the sellers have hunted the area for years and are willing to show the new owners where they've had success. With excellent hunting opportunities nearby, you'll be well positioned to enjoy everything the area has to offer. The camp is set up for comfortable off-grid living with propane lights, a propane wall furnace, and a wood-burning stove for additional heat and ambiance. Camp electric is all set for a generator. Almost everything you see is included with the sale, all appliances and furnishings, allowing you to start enjoying the property immediately. Conveniently located less than 2 miles from Big Bon's and approximately 1½ miles from M-35 in McFarland, you'll appreciate the easy access while still enjoying the peace and privacy of the north woods. While there is currently no plumbing, the property should perc for a septic system if future owners choose to install one. In the meantime, a large outhouse adequately serves the camp. Whether you're looking for a hunting headquarters, recreational retreat, or a place to create lasting memories with family and friends, this well-maintained camp is ready for its next chapter. Don't miss this opportunity to own your own slice of the Upper Peninsula outdoors!

Key facts

• Propane lights
• Propane wall furnace
• Wood-burning stove

Tags

• OPEN-CONCEPT LAYOUT
• DURABLE CONCRETE FLOOR
• COMFORTABLE OFF-GRID LIVING
• PROPANE LIGHTS
• PROPANE WALL FURNACE
• WOOD-BURNING STOVE

Property features AI

Finance

• Other: Located in Turin Township (mailing city Rock); Directions available: From M35 through Rock to County Road RM, left ~1.4 miles to property on left

Exterior

• Parking: Unassigned/general parking
• Utilities: Propane tank owned; Electricity not available; Natural gas not available; Water not available; No sewer/septic reported; No water heater listed
• Home design: Residential, 1-story home; Built in 2019
• Construction: Slab foundation
• Exterior features: Vinyl siding; Shed and outhouse on the property; Rural, wooded setting with a rural view; Road frontage; Large lot (frontage ~300')

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Two first-floor bedrooms (each about 12 x 10)
• Heating & cooling: Wall heating; Pellet stove supplemental heat; LP/Propane gas fuel; No cooling system
• Interior features: Window treatments; Total of 3 rooms
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($864 rent vs $70k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mid Peninsula School District (rural): math 10% / reading 25% proficiency, ranked #653 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($483 loan paydown + $4k appreciation (6.2% local appreciation)).
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $69,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.72×
• Total profit: $33,710
• Equity at exit: $44,822

10-year hold

• IRR: 24.2%
• Equity multiple: 5.55×
• Total profit: $89,036
• Equity at exit: $82,054

Cash invested: $19,572 (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 49880

• Home prices YoY: 3.5%
• Active inventory: 11
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $199

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 72%

Sensitivity live

Price	-10% $248	-5% $223	+0% $199	+5% $175	+10% $151
Rent	-10% $131	-5% $165	+0% $199	+5% $233	+10% $267
Rate	-1.0pp $234	-0.5pp $217	base $199	+0.5pp $181	+1.0pp $163

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $69,900 Active 8 DOM
2. 2026-06-18
   days on market $69,900 Active 6 DOM
3. 2026-06-17
   days on market $69,900 Active 5 DOM
4. 2026-06-16
   days on market $69,900 Active 4 DOM
5. 2026-06-15
   days on market $69,900 Active 3 DOM
6. 2026-06-12
   remarks 693-char remark
7. 2026-06-12
   listed $69,900 Active 1 DOM

ⓘ 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: $10,364
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,033
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,064/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 · 1 photo

Poor 20/100 Extensive rehab

This hunting camp requires extensive repairs and maintenance to bring it up to a livable condition. Significant exterior and landscaping work are needed to improve its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering and damage
• Major roof — Siding condition suggests potential leak
• Major landscaping — Overgrown grass and lack of landscaping

Value-add opportunities

• Resale repair and paint exterior — Enhances curb appeal and property value
• Resale repair and paint interior walls — Improves interior appearance and value
• Resale landscaping and curb appeal — Enhances overall property appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and damage	Major	$15,000–50,000
roof · Siding condition suggests potential leak	Major	$15,000–50,000
landscaping · Overgrown grass and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale repair and paint exterior — Enhances curb appeal and property value ↑
• Resale repair and paint interior walls — Improves interior appearance and value ↑
• Resale landscaping and curb appeal — Enhances overall property appeal 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: Mid Peninsula School District
• NCES district ID: 2623830
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $43,047
• Composite: 18.49/100
• National rank: #14035
• State rank: #653 of 760 in MI

Livability — Rock

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

Census & demographics

• Population (ZIP): 1,026

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 (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 19% English 4% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

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: ▲ 6.20%
• Current HPI: 184.9849
• 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

• 2026-06-11 Listed $69,900 UPAR
• 2026-06-11 Listed $69,900 MiRealSource-MiMLS