3001 13th St · Menominee, MI 49858

$49,900

3 bd · 2.0 ba · 1,593 sqft · SingleFamily public records · 9 Days on market

Built 1920 6,969 sqft lot ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE FAMILY HOME AT A GREAT PRICE. FENCED AREA IN BACK, ALL VINYL REPLACEMENT WINDOWS ON THE 2ND FLR, GARAGE W/ BREEZEWAY. REMODELED 1ST FLR BATHRM, NEW SEWER LINE FROM ST. ADDED INSULATION IN ATTIC.

Key facts

• Full basement
• 6,969 sq ft lot
• 2 garage spots

Tags

• FIRST FLOOR LAUNDRY AREA
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas available; Central air
• Home design: 1.5-story single-family home; Construction completed
• Construction: Finished above-grade living area approximately 1,593; No finished space below grade
• Exterior features: Vinyl exterior; Lot under 1/2 acre (approximately 0.16 acre); Residential zoning

Interior

• Kitchen: Kitchen located on the main level about 12 x 19
• Bedrooms: Master bedroom (Main) about 10 x 12; Bedroom 2 (Upper) about 11 x 11; Bedroom 3 (Upper) about 10 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Full poured concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 24.7% vs local median 4.0% in Menominee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#282 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Menominee Area Public Schools (town): math 26% / reading 42% proficiency, ranked #312 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 26 units permitted in Menominee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Menominee County population projected at -19% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.72% ✓
• Cap rate: 24.70%
• Cash-on-cash: 65.75%
• DSCR: 3.93
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $186,381
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3101 16th St	0.18mi	3/2.0	1,601 (+0%)	1mo	$220,400	$138	90
3209 13th St	0.16mi	3/2.0	1,596 (+0%)	11mo	$187,400	$117	83
1809 28th Ave	0.34mi	3/1.5	1,600 (+0%)	7mo	$270,000	$169	76
3009 17th St	0.23mi	3/2.0	1,826 (+15%)	1mo	$210,000	$115	64
3308 13th St	0.22mi	3/2.5	1,358 (-15%)	4mo	$152,000	$112	60
1709 25th Ave	0.42mi	3/2.0	1,780 (+12%)	2mo	$190,000	$107	59
4000 13th St	0.67mi	3/1.0	1,500 (-6%)	2mo	$219,000	$146	54
1113 38th Ave	0.50mi	2/2.0 (-1)	1,753 (+10%)	3mo	$140,000	$80	53
1600 26th Ave	0.30mi	2/1.5 (-1)	1,428 (-10%)	11mo	$170,400	$119	52
1905 16th St	0.72mi	3/1.5	1,512 (-5%)	9mo	$151,000	$100	48
1813 14th St	0.73mi	2/1.0 (-1)	1,625 (+2%)	9mo	$127,000	$78	46
2300 19th St	0.54mi	3/3.0	1,800 (+13%)	10mo	$317,500	$176	41

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: 65.0%
• Equity multiple: 3.91×
• Total profit: $40,668
• Equity at exit: $7,440

10-year hold

• IRR: 69.3%
• Equity multiple: 8.03×
• Total profit: $98,182
• Equity at exit: $4,314

Cash invested: $13,972 (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 49858

• Home prices YoY: -31.4%
• Active inventory: 64
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $766

Break-even live

Break-even rent $387

Max offer price $49,900

Occupancy floor 39%

Sensitivity live

Price	-10% $794	-5% $780	+0% $766	+5% $751	+10% $737
Rent	-10% $658	-5% $712	+0% $766	+5% $819	+10% $873
Rate	-1.0pp $791	-0.5pp $778	base $766	+0.5pp $753	+1.0pp $739

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $49,900 Active 9 DOM
2. 2026-06-18
   days on market $49,900 Active 8 DOM
3. 2026-06-17
   days on market $49,900 Active 7 DOM
4. 2026-06-16
   days on market $49,900 Active 6 DOM
5. 2026-06-15
   days on market $49,900 Active 5 DOM
6. 2026-06-14
   days on market $49,900 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $49,900 Active 2 DOM

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $523 · $44/mo
• Expected delta: +$246/yr (+$20/mo · 88.7%)

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

Taxation est. · year 1

• Rental income: $16,270
• − Mortgage interest: −$2,795
• − Property taxes: −$277
• − Insurance: −$250
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$1,452
• Taxable income: $8,893
• Est. tax owed @ 24.0%: −$2,134
• After-tax cash flow: $7,052/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: Menominee Area Public Schools
• NCES district ID: 2623550
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,809
• Composite: 28.68/100
• National rank: #6694
• State rank: #312 of 540 in MI

Livability — Menominee

• Score: 71/100
• State rank: #282
• US rank: #6909

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menominee, MI
• Population (ZIP): 11,870

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Romanian 7% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▼ -94.34%
• Current HPI: 206.2461
• 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

-13.8% since first listed

4 events — show timeline

• 2026-06-06 Listed $49,900 RANW
• 2006-05-30 Sold (Public Records) $59,400 Public Records
• 2006-05-30 Sold (MLS) $59,400 METROMLS
• 2006-03-14 Listed $57,900 METROMLS