523 Midway Plaisance St · Detour, MI 49725

$95,000

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 12 Days on market

Built 1993

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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 +25.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS ALMOST COMPLETELY REMODELED HOME IS NEEDING A NEW OWNER. WITH A METAL ROOF, THREE BEDROOMS AND TWO BATHROOMS, THIS WOULD MAKE A WONDERFUL HOME TO VACATION IN OR LIVE PERMANENTLY IN. THE LOT IS A CORNER LOT WITH BACKYARD, DECK AND FIREPIT AND SHEDS. HOME is near De Tour State Harbor and all village amenities, churches, library and school!!! TURNKEY. CALL A REALTOR TO SEE!

Key facts

• Metal roof
• Firepit
• Backyard

Tags

• METAL ROOF
• CORNER LOT
• BACKYARD
• DECK
• FIREPIT
• SHEDS

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home; One level
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Corner lot; Few trees; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Main level laundry (laundry located on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Electric range; Refrigerator; Fireplace: None; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Detour Area Schools (rural): math 30% / reading 50% proficiency, ranked #383 of 760 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 92 units permitted in Chippewa County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Chippewa County population projected at -10% 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y ago 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.
• Current owner paid $16k; list at $95k implies a 494% gain — meaningful room to come down on a strong offer.

Recommended offer $95,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.3%
• Equity multiple: 3.45×
• Total profit: $65,261
• Equity at exit: $85,584

10-year hold

• IRR: 27.0%
• Equity multiple: 7.83×
• Total profit: $181,595
• Equity at exit: $184,564

Cash invested: $26,600 (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 49725

• Home prices YoY: 11.9%
• Active inventory: 26
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $212

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $95,000 Active 12 DOM
2. 2026-06-17
   days on market $95,000 Active 11 DOM
3. 2026-06-16
   days on market $95,000 Active 10 DOM
4. 2026-06-15
   days on market $95,000 Active 9 DOM
5. 2026-06-13
   days on market $95,000 Active 7 DOM
6. 2026-06-12
   days on market $95,000 Active 6 DOM
7. 2026-06-09
   days on market $95,000 Active 3 DOM
8. 2026-06-08
   days on market $95,000 Active 2 DOM
9. 2026-06-07
   remarks 378-char remark
10. 2026-06-07
    listed $95,000 Active 1 DOM

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

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 ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,193
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,764
• Taxable income: $1,097
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,281/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: Detour Area Schools
• NCES district ID: 2611970
• Math proficiency: 30% ▲ 19.00%
• Reading proficiency: 50% ▲ 30.00%
• Median HH income: $40,111
• Composite: 35.94/100
• National rank: #9562
• State rank: #383 of 760 in MI

Livability — Detour

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

Census & demographics

• Census place: De Tour Village, MI
• Population (ZIP): 580

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 37,043 people
• By 2030: 36,431 · -1.7%
• By 2040: 34,911 · -5.8%
• By 2050: 33,350 · -10.0%
• By 2075: 29,789 · -19.6%
• By 2100: 24,171 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Native American 9% Two or more races 6%
• Common ancestry: Romanian 9% Lithuanian 7% Slovak 4%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+24.2) · D 37.0% · R 61.3% · Other 1.7%
• 2008→2024 swing: -23.8pp toward R · 2008: -0.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+22.9 2016: R+24.2 2012: R+7.6 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.30%
• Current HPI: 134.53
• 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

+138.1% since first listed

4 events — show timeline

• 2026-06-06 Listed $95,000 EUPBR
• 2012-06-06 Sold (Public Records) $16,000 Public Records
• 2002-08-09 Listing Removed — REALCOMP
• 2001-03-06 Listed $39,900 REALCOMP

Property tax history

-12.1%/yr

Latest (2024): $103 · -69.9% YoY. Source: county tax records.