W6486 Snow Rd · Holmes, MI 49821

$148,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily · 3 Days on market

Built 1980 Fair condition 20 ac lot Est $142k · at est.

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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 +18.2/30.0
• Appreciation +6.4/10.0
• DSCR +5.7/10.0
• ARV discount +5.5/15.0
• 1% rule +4.9/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Escape to the peace and quiet of the Northwoods with this rustic cabin tucked away on 20 wooded acres! Surrounded by thousands of acres of adjacent State of Michigan land, this property is a dream come true for hunters, outdoor enthusiasts, and anyone looking for the ultimate weekend getaway. Enjoy endless opportunities for hunting, ATV riding, hiking, snowmobiling, and exploring right out your back door. Whether you?re looking for a recreational retreat, hunting camp, or a place to unplug and relax, this property offers privacy, seclusion, and direct access to nature in every direction.

Key facts

• 20 wooded acres
• 20 acre lot
• Garage

Tags

• 20 WOODED ACRES
• DIRECT ACCESS TO NATURE

Property features AI

Finance

• Other: All personal property on premises included; items of sentimental value excluded

Exterior

• Parking: Detached 1-car garage
• Utilities: Well water; Private septic system; Electric service; LP gas available; Wood fuel
• Home design: Single-family, one-story home; Construction completed
• Construction: Built/recorded by owner (year source: owner)
• Exterior features: Cedar exterior; Deck; Approximately 20 acres; Zoned recreational and residential

Interior

• Kitchen: Main-level kitchen approximately 15 x 10
• Bedrooms: Main-level primary bedroom approximately 24 x 12; Main-level bedroom approximately 15 x 14; Main-level bedroom approximately 10 x 10
• Bathrooms: One full bathroom with at least one tub
• Heating & cooling: Heating fuel: electric, LP gas, and wood; Heating/cooling: other (see remarks)
• Interior features: Crawl space foundation with block and wood; Deck

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $133 ($2k/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 $147k (1.2% below list).
• Recommended offer: $147k (1.2% 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.
• Stephenson Area Public Schools (rural): math 39% / reading 50% proficiency, ranked #158 of 540 in MI (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 26 units permitted in Menominee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.8% local appreciation)).
• Menominee County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $147,114 (1.2% below list)

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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $142,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
W6486 Snow Rd	0.00mi	3/1.0	1,500 (0%)	0mo	$142,000	$95	100

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

Projected returns pro-forma

2.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.60×
• Total profit: $24,954
• Equity at exit: $65,369

10-year hold

• IRR: 13.0%
• Equity multiple: 2.89×
• Total profit: $78,863
• Equity at exit: $99,528

Cash invested: $41,692 (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 49821

• Home prices YoY: 2.4%
• Active inventory: 5
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,234/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $133

Break-even live

Break-even rent $1,303

Max offer price $148,900

Occupancy floor 86%

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-18
   listed $148,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 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: $17,654
• − Mortgage interest: −$8,341
• − Property taxes: −$2,234
• − Insurance: −$744
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,332
• Taxable loss: −$821
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,795/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 · 13 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations, including painting, updating the kitchen, and landscaping, to improve its resale and rental value.

Repairs flagged

• Minor Kitchen flooring — green carpet appears worn
• Minor Kitchen cabinets — dated design
• Minor Landscaping — bare yard, overgrown trees

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance
• Resale Replace kitchen flooring — New flooring can enhance the home's appeal and functionality
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · green carpet appears worn	Minor	$500–3,000
Kitchen cabinets · dated design	Minor	$500–3,000
Landscaping · bare yard, overgrown trees	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance ↑
• Resale Replace kitchen flooring — New flooring can enhance the home's appeal and functionality ↑
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and attract potential buyers ↑

ⓘ 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: Stephenson Area Public Schools
• NCES district ID: 2633000
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $44,428
• Composite: 37.65/100
• National rank: #4372
• State rank: #158 of 540 in MI

Livability — Holmes

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

Census & demographics

• Population (ZIP): 1,279

Population outlook (Menominee County) Hauer SSP2

• Today (2025): 22,668 people
• By 2030: 21,986 · -3.0%
• By 2040: 20,196 · -10.9%
• By 2050: 18,335 · -19.1%
• By 2075: 14,771 · -34.8%
• By 2100: 10,999 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 22% Lithuanian 5% English 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Menominee

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -43.8pp toward R · 2008: 10.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+30.1 2016: R+29.4 2012: R+2.9 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.81%
• Current HPI: 118.72
• 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

1 event — show timeline

• 2026-05-18 Listed $148,900 RANW