9060 M-33 · Avery, MI 49709

$170,000

3 bd · 1.0 ba · 2,293 sqft · SingleFamily public records · 661 Days on market

3.00 ac lot $74/sqft · 51% below area ↓ 17% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Family friendly property on 3+acres w/ 860+ ft. on Thunder Bay River. Ideal location for the outdoor enthusiast & potential business opportunity. Owner has groomed trails throughout the property along the river for campsites. Enjoy swimming, tubing, peaceful kayaking & ''Best Trout Fishing This Side of the Au Sable''. Accommodations for travel trailers include power & water. The pond out & 12'x18' screened in porch add just a little more character to the surroundings. Home built for year round living, comfortably sleeps 8. 2/3 bedrooms and a loft and 2 conveniently located bathrooms one of which is recently remodeled and wheelchair accessible. Spacious Family & Dinning share gorgeous views of the Thunder Bay River. Extras include a Man Cave getaway, 32'x44' attached pole barn which will accommodate an RV & all your toys, workshop piped for air tools and a 13'x7' lean to for extra storage. Property has an Artisian well and engineered septic. Whether you are looking for a large family home, an Up North Getaway to share with family & friends or a potential business opportunity that caters to the outdoor enthusiast, the possibilities are endless. Don't wait, schedule your appointment today.

Key facts

• Year-round living
• Gorgeous river views
• 3 acre lot

Tags

• YEAR-ROUND LIVING
• WHEELCHAIR ACCESSIBLE BATHROOM
• GORGEOUS RIVER VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $53 ($633/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 $134k (21.0% below list).
• Recommended offer: $134k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Atlanta Community Schools (rural): math 25% / reading 35% proficiency, ranked #546 of 760 in MI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Montmorency County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 661 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $106k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,342 (21.0% below list)

Questions for the listing agent

1. It's been on market 661 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $349,892
• List price: $170,000
• Delta: -51.41%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $95,865
• Equity at exit: $153,149

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $279,502
• Equity at exit: $330,273

Cash invested: $47,600 (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 49709

• Home prices YoY: 13.5%
• Active inventory: 56
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $53

Break-even live

Break-even rent $1,277

Max offer price $170,000

Occupancy floor 91%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 661 DOM
2. 2026-06-17
   days on market $170,000 Active 660 DOM
3. 2026-06-16
   days on market $170,000 Active 659 DOM
4. 2026-06-15
   days on market $170,000 Active 658 DOM
5. 2026-06-13
   days on market $170,000 Active 656 DOM
6. 2026-06-12
   pricedays on market $170,000 Active 655 DOM
7. 2026-06-09
   days on market $220,000 Active 652 DOM
8. 2026-06-08
   days on market $220,000 Active 651 DOM
9. 2026-06-07
   days on market $220,000 Active 650 DOM
10. 2026-06-07
    days on market $220,000 Active 649 DOM
11. 2026-06-04
    days on market $220,000 Active 646 DOM
12. 2026-06-02
    days on market $220,000 Active 645 DOM
13. 2026-06-01
    days on market $220,000 Active 644 DOM
14. 2026-05-31
    days on market $220,000 Active 643 DOM
15. 2026-05-31
    days on market $220,000 Active 642 DOM
16. 2025-10-04
    price $220,000 1252-char remark

    Show marketing remark (1252 chars)

    Family friendly property on 3+acres w/ 860+ ft. on Thunder Bay River. Ideal location for the outdoor enthusiast & potential business opportunity. Owner has groomed trails throughout the property along the river for campsites. Enjoy swimming, tubing, peaceful kayaking & ''Best Trout Fishing This Side of the Au Sable''. Accommodations for travel trailers include power & water. The pond out & 12'x18' screened in porch add just a little more character to the surroundings. Home built for year round living, comfortably sleeps 8. 2/3 bedrooms and a loft and 2 conveniently located bathrooms one of which is recently remodeled and wheelchair accessible. Spacious Family & Dinning share gorgeous views of the Thunder Bay River. Extras include a Man Cave getaway, 32'x44' attached pole barn which will accommodate an RV & all your toys, workshop piped for air tools and a 13'x7' lean to for extra storage. Property has an Artisian well and engineered septic. Whether you are looking for a large family home, an Up North Getaway to share with family & friends or a potential business opportunity that caters to the outdoor enthusiast, the possibilities are endless. Don't wait, schedule your appointment today.

17. 2025-08-08
    price $230,000 1252-char remark

    Show marketing remark (1252 chars)

    Family friendly property on 3+acres w/ 860+ ft. on Thunder Bay River. Ideal location for the outdoor enthusiast & potential business opportunity. Owner has groomed trails throughout the property along the river for campsites. Enjoy swimming, tubing, peaceful kayaking & ''Best Trout Fishing This Side of the Au Sable''. Accommodations for travel trailers include power & water. The pond out & 12'x18' screened in porch add just a little more character to the surroundings. Home built for year round living, comfortably sleeps 8. 2/3 bedrooms and a loft and 2 conveniently located bathrooms one of which is recently remodeled and wheelchair accessible. Spacious Family & Dinning share gorgeous views of the Thunder Bay River. Extras include a Man Cave getaway, 32'x44' attached pole barn which will accommodate an RV & all your toys, workshop piped for air tools and a 13'x7' lean to for extra storage. Property has an Artisian well and engineered septic. Whether you are looking for a large family home, an Up North Getaway to share with family & friends or a potential business opportunity that caters to the outdoor enthusiast, the possibilities are endless. Don't wait, schedule your appointment today.

18. 2025-05-21
    price $244,900 1252-char remark

    Show marketing remark (1252 chars)

    Family friendly property on 3+acres w/ 860+ ft. on Thunder Bay River. Ideal location for the outdoor enthusiast & potential business opportunity. Owner has groomed trails throughout the property along the river for campsites. Enjoy swimming, tubing, peaceful kayaking & ''Best Trout Fishing This Side of the Au Sable''. Accommodations for travel trailers include power & water. The pond out & 12'x18' screened in porch add just a little more character to the surroundings. Home built for year round living, comfortably sleeps 8. 2/3 bedrooms and a loft and 2 conveniently located bathrooms one of which is recently remodeled and wheelchair accessible. Spacious Family & Dinning share gorgeous views of the Thunder Bay River. Extras include a Man Cave getaway, 32'x44' attached pole barn which will accommodate an RV & all your toys, workshop piped for air tools and a 13'x7' lean to for extra storage. Property has an Artisian well and engineered septic. Whether you are looking for a large family home, an Up North Getaway to share with family & friends or a potential business opportunity that caters to the outdoor enthusiast, the possibilities are endless. Don't wait, schedule your appointment today.

19. 2024-08-26
    listed $275,900 Active 1252-char remark

    Show marketing remark (1252 chars)

    Family friendly property on 3+acres w/ 860+ ft. on Thunder Bay River. Ideal location for the outdoor enthusiast & potential business opportunity. Owner has groomed trails throughout the property along the river for campsites. Enjoy swimming, tubing, peaceful kayaking & ''Best Trout Fishing This Side of the Au Sable''. Accommodations for travel trailers include power & water. The pond out & 12'x18' screened in porch add just a little more character to the surroundings. Home built for year round living, comfortably sleeps 8. 2/3 bedrooms and a loft and 2 conveniently located bathrooms one of which is recently remodeled and wheelchair accessible. Spacious Family & Dinning share gorgeous views of the Thunder Bay River. Extras include a Man Cave getaway, 32'x44' attached pole barn which will accommodate an RV & all your toys, workshop piped for air tools and a 13'x7' lean to for extra storage. Property has an Artisian well and engineered septic. Whether you are looking for a large family home, an Up North Getaway to share with family & friends or a potential business opportunity that caters to the outdoor enthusiast, the possibilities are endless. Don't wait, schedule your appointment today.

20. 2023-06-27
    status Active
21. 2023-06-27
    price $258,000
22. 2022-06-29
    listed $265,000 Active

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $1,586 · $132/mo
• Expected delta: +$1,032/yr (+$86/mo · 186.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 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: $16,121
• − Mortgage interest: −$9,523
• − Property taxes: −$554
• − Insurance: −$850
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,945
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,193/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: Atlanta Community Schools
• NCES district ID: 2603570
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $35,004
• Composite: 27.59/100
• National rank: #12347
• State rank: #546 of 760 in MI

Livability — Avery

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

Census & demographics

• Population (ZIP): 3,524

Population outlook (Montmorency County) Hauer SSP2

• Today (2025): 8,233 people
• By 2030: 7,575 · -8.0%
• By 2040: 6,202 · -24.7%
• By 2050: 5,081 · -38.3%
• By 2075: 3,119 · -62.1%
• By 2100: 1,923 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Montmorency

• 2024 margin: Solid R (+45.3) · D 26.6% · R 72.0% · Other 1.4%
• 2008→2024 swing: -37.2pp toward R · 2008: -8.2pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+43.4 2016: R+44.2 2012: R+17.4 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.88%
• Current HPI: 361.3052
• 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

-17.0% since first listed

7 events — show timeline

• 2025-10-04 Price Changed $220,000 WWMLS
• 2025-08-08 Price Changed $230,000 WWMLS
• 2025-05-21 Price Changed $244,900 WWMLS
• 2024-08-26 Listed $275,900 WWMLS
• 2023-06-27 Relisted — WWMLS
• 2023-06-27 Price Changed $258,000 WWMLS
• 2022-06-29 Listed $265,000 WWMLS

Property tax history

+2.6%/yr

Latest (2024): $554 · -45.8% YoY. Source: county tax records.