112 E Ave B Ave · McMillan, MI 49868

$82,500

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 202 Days on market

Built 1953 5,227 sqft lot $99/sqft · 7% above area Est $77k · 7% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +4.2/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail--perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (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.
• Tahquamenon Area Schools (town): math 23% / reading 37% proficiency, ranked #374 of 540 in MI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 9 units permitted in Luce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Luce County population projected at -11% 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $82k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.47% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.89%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (median comp): $76,894
• List price: $82,500
• Delta: 7.29%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 W Ave B	0.14mi	1/1.0 (-1)	876 (+5%)	16mo	$58,500	$67	66
522 E Mcmillan Ave	0.43mi	2/1.0	820 (-1%)	16mo	$115,000	$140	64
612 W Harrie St	0.51mi	2/1.0	944 (+14%)	6mo	$120,000	$127	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 1.69×
• Total profit: $15,890
• Equity at exit: $12,301

10-year hold

• IRR: 25.6%
• Equity multiple: 3.23×
• Total profit: $51,441
• Equity at exit: $7,133

Cash invested: $23,100 (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 49868

• Home prices YoY: -16.8%
• Active inventory: 67
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $460

Break-even live

Break-even rent $631

Max offer price $82,500

Occupancy floor 57%

Sensitivity live

Price	-10% $507	-5% $483	+0% $460	+5% $436	+10% $413
Rent	-10% $364	-5% $412	+0% $460	+5% $508	+10% $556
Rate	-1.0pp $501	-0.5pp $481	base $460	+0.5pp $438	+1.0pp $417

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-17
   status $82,500 Pending 202 DOM
2. 2026-06-16
   days on market $82,500 Active 202 DOM
3. 2026-06-15
   days on market $82,500 Active 201 DOM
4. 2026-06-13
   days on market $82,500 Active 199 DOM
5. 2026-06-12
   days on market $82,500 Active 198 DOM
6. 2026-06-09
   days on market $82,500 Active 195 DOM
7. 2026-06-08
   days on market $82,500 Active 194 DOM
8. 2026-06-07
   days on market $82,500 Active 193 DOM
9. 2026-06-07
   days on market $82,500 Active 192 DOM
10. 2026-06-04
    days on market $82,500 Active 189 DOM
11. 2026-06-02
    days on market $82,500 Active 188 DOM
12. 2026-06-01
    days on market $82,500 Active 187 DOM
13. 2026-05-31
    days on market $82,500 Active 186 DOM
14. 2026-05-31
    days on market $82,500 Active 185 DOM
15. 2026-03-23
    status Active 741-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

16. 2026-03-23
    status Active 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

17. 2026-03-23
    status Active 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

18. 2026-03-02
    status Pending 741-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

19. 2026-03-02
    status Pending 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

20. 2026-03-02
    status Pending 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

21. 2026-02-23
    price $82,500 891-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail--perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp.

22. 2026-02-23
    price $82,500 891-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail--perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp.

23. 2026-02-23
    price $82,500 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail--perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp.

24. 2026-02-04
    listed $92,500 Active 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail--perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp.

25. 2025-12-11
    price $92,500 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

26. 2025-12-10
    price $92,500 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

27. 2025-11-05
    listed $99,500 Active 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

28. 2025-11-04
    listed $99,500 Active 891-char remark

    Show marketing remark (891 chars)

    Welcome to this charming 2-bedroom, 1-bath home located in the Village of Newberry, offering excellent access to Upper Peninsula recreation. The home features a new steel roof and an unfinished basement providing additional storage or future potential. Both bedrooms showcase hardwood floors, while the kitchen and living room feature newer flooring, creating a comfortable and updated living space. An attached garage adds convenience, and the standout feature is the lofted 24x24 detached garage with rear access directly off the ORV and snowmobile trail—perfect for storing toys, equipment, or using as a workshop. Situated in the heart of the Upper Peninsula, this property makes an ideal year-round residence or recreational base camp with easy day trips to Tahquamenon Falls, Paradise, Lake Michigan, Pictured Rocks, and more. Land contract terms available—ask for details.

29. 2022-09-12
    soldstatus $45,000

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $822 · $69/mo
• Expected delta: +$448/yr (+$37/mo · 119.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,552
• − Mortgage interest: −$4,621
• − Property taxes: −$374
• − Insurance: −$412
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$2,400
• Taxable income: $4,416
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,458/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: Tahquamenon Area Schools
• NCES district ID: 2625350
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $38,217
• Composite: 25.03/100
• National rank: #7553
• State rank: #374 of 540 in MI

Livability — McMillan

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

Census & demographics

• Census place: Newberry, MI
• Population (ZIP): 5,231

Population outlook (Luce County) Hauer SSP2

• Today (2025): 6,185 people
• By 2030: 6,049 · -2.2%
• By 2040: 5,756 · -6.9%
• By 2050: 5,481 · -11.4%
• By 2075: 4,729 · -23.5%
• By 2100: 3,631 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Native American 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Luce

• 2024 margin: Solid R (+46.9) · D 25.8% · R 72.7% · Other 1.5%
• 2008→2024 swing: -36.0pp toward R · 2008: -10.9pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+42.2 2016: R+41.7 2012: R+22.2 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.69%
• Current HPI: 132.0633
• 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

+83.3% since first listed

15 events — show timeline

• 2026-03-23 Relisted — EUPBR
• 2026-03-23 Relisted — UPAR
• 2026-03-23 Relisted — MiRealSource-MiMLS
• 2026-03-02 Pending — EUPBR
• 2026-03-02 Pending — MiRealSource-MiMLS
• 2026-03-02 Pending — UPAR
• 2026-02-23 Price Changed $82,500 MiRealSource-MiMLS
• 2026-02-23 Price Changed $82,500 UPAR
• 2026-02-23 Price Changed $82,500 EUPBR
• 2026-02-04 Listed $92,500 EUPBR
• 2025-12-11 Price Changed $92,500 MiRealSource-MiMLS
• 2025-12-10 Price Changed $92,500 UPAR
• 2025-11-05 Listed $99,500 UPAR
• 2025-11-04 Listed $99,500 MiRealSource-MiMLS
• 2022-09-12 Sold (Public Records) $45,000 Public Records

Property tax history

+4.7%/yr

Latest (2016): $374 · +14.9% YoY. Source: county tax records.