1848 Kimball Dr · Bois Blanc, MI 49775

$135,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 52 Days on market

Built 2004

---

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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three nicely elevated and wooded parcels each measuring in excess of 1 acre each. All lots have frontage on East Huron Drive. power is at road. Lots are listed for $17,500 each or all three can be purchased together for $50,000.

Key facts

• Private road
• Bois blanc island
• Wooded acres

Tags

• WOODED ACRES
• PRIVATE ROAD
• YEAR ROUND HOME
• FORCED AIR PROPANE FURNACE
• BOIS BLANC ISLAND

Property features AI

Finance

• Other: Property sits on approximately 3 acres; Zoned residential

Exterior

• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Residential single-family modular home; One-story (above grade finished area approx. 1,200)
• Construction: Vinyl siding; Asphalt construction material
• Exterior features: Asphalt roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Ceiling fan(s); Has cooling
• Interior features: Crawl space basement; Smoke detectors installed
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $128k (5.2% below list).
• Recommended offer: $128k (5.2% 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.
• Market conditions: 27 active listings in the ZIP; 41 units permitted in Mackinac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Mackinac County population projected at -18% 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $135k implies a 214% gain — meaningful room to come down on a strong offer.

Recommended offer $127,958 (5.2% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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: 0.95% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.71×
• Total profit: $26,841
• Equity at exit: $60,702

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $80,650
• Equity at exit: $93,549

Cash invested: $37,800 (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 49775

• Active inventory: 27
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $167

Break-even live

Break-even rent $1,069

Max offer price $135,000

Occupancy floor 82%

Sensitivity live

Price	-10% $243	-5% $205	+0% $167	+5% $128	+10% $90
Rent	-10% $66	-5% $116	+0% $167	+5% $217	+10% $268
Rate	-1.0pp $235	-0.5pp $201	base $167	+0.5pp $132	+1.0pp $96

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   status $135,000 Pending 52 DOM
2. 2026-06-18
   days on market $135,000 Active 52 DOM
3. 2026-06-17
   days on market $135,000 Active 51 DOM
4. 2026-06-16
   days on market $135,000 Active 50 DOM
5. 2026-06-15
   days on market $135,000 Active 49 DOM
6. 2026-06-13
   days on market $135,000 Active 47 DOM
7. 2026-06-12
   days on market $135,000 Active 46 DOM
8. 2026-06-09
   days on market $135,000 Active 43 DOM
9. 2026-06-08
   days on market $135,000 Active 42 DOM
10. 2026-06-07
    days on market $135,000 Active 41 DOM
11. 2026-06-05
    remarks 187-char remark
12. 2026-06-05
    pricedays on market $135,000 Active 39 DOM
13. 2026-06-04
    days on market $149,000 Active 37 DOM
14. 2026-06-02
    days on market $149,000 Active 36 DOM
15. 2026-06-01
    days on market $149,000 Active 35 DOM
16. 2026-05-31
    days on market $149,000 Active 34 DOM
17. 2026-05-31
    days on market $149,000 Active 33 DOM
18. 2026-04-27
    listed $149,000 Active
19. 2025-09-10
    soldstatus $43,000 Closed 228-char remark

    Show marketing remark (228 chars)

    Three nicely elevated and wooded parcels each measuring in excess of 1 acre each. All lots have frontage on East Huron Drive. power is at road. Lots are listed for $17,500 each or all three can be purchased together for $50,000.

20. 2024-11-30
    listed $17,500 Active 228-char remark

    Show marketing remark (228 chars)

    Three nicely elevated and wooded parcels each measuring in excess of 1 acre each. All lots have frontage on East Huron Drive. power is at road. Lots are listed for $17,500 each or all three can be purchased together for $50,000.

21. 2024-11-11
    listed $149,000 Active
22. 2019-09-20
    soldstatus $65,000
23. 2019-04-22
    listed $69,900
24. 2018-05-17
    listed $87,500
25. 2007-09-04
    soldstatus $108,000
26. 2006-06-23
    soldstatus $108,000

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$559/yr (+$47/mo · 58.3%)

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

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 ≥89°F today · 14 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: $15,355
• − Mortgage interest: −$7,562
• − Property taxes: −$960
• − Insurance: −$675
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,927
• Taxable loss: −$226
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,054/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)

No district data.

Livability — Bois Blanc

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

Census & demographics

• Population (ZIP): 44

Population outlook (Mackinac County) Hauer SSP2

• Today (2025): 10,449 people
• By 2030: 10,075 · -3.6%
• By 2040: 9,220 · -11.8%
• By 2050: 8,595 · -17.7%
• By 2075: 7,996 · -23.5%
• By 2100: 7,434 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 11% Iranian 7% Slovak 2%
• Foreign-born: 11%
• Languages at home: 86% English-only · German/W. Germanic 14%

Political lean MEDSL · Mackinac

• 2024 margin: Strong R (+24.9) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -3.8pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.8 2016: R+27.2 2012: R+12.2 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+38.0% since first listed

9 events — show timeline

• 2026-04-27 Listed $149,000 EUPBR
• 2025-09-10 Sold (MLS) $43,000 EUPBR
• 2024-11-30 Listed $17,500 EUPBR
• 2024-11-11 Listed $149,000 EUPBR
• 2019-09-20 Sold (MLS) $65,000 WWMLS
• 2019-04-22 Listed $69,900 WWMLS
• 2018-05-17 Listed $87,500 WWMLS
• 2007-09-04 Sold (Public Records) $108,000 Public Records
• 2006-06-23 Sold (Public Records) $108,000 Public Records

Property tax history

-2.9%/yr

Latest (2023): $960 · -1.0% YoY. Source: county tax records.