3573 M35 Hwy · Palmer, MI 49866

$45,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 240 Days on market

Built 1977 0.75 ac lot $49/sqft · 79% below area

---

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
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

Key facts

• Kitchen appliances
• New plumbing
• Well

Tags

• FULL BASEMENT
• BARN STYLE SHED
• NEW PROPANE EFFICIENCY FURNACE
• KITCHEN APPLIANCES
• NEW PLUMBING
• WELL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($909 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#488 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities F.
• Negaunee Public Schools (town): math 41% / reading 58% proficiency, ranked #105 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeview School (math 51% / reading 62%, grade C+, #264 of 1,397 statewide, top 19%, 591 students, 36% FRL); Negaunee Middle School (math 37% / reading 54%, grade D+, #161 of 493 statewide, top 33%, 468 students, 31% FRL); Negaunee High School (math 37% / reading 67%, grade D+, #128 of 713 statewide, top 19%, 452 students, 30% FRL).
• Market conditions: 38 active listings in the ZIP; 91 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marquette County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $45k implies a 190% gain — meaningful room to come down on a strong offer.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.02% ✓
• Cap rate: 17.87%
• Cash-on-cash: 41.36%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (median comp): $223,642
• List price: $45,000
• Delta: -79.88%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.9%
• Equity multiple: 2.62×
• Total profit: $20,366
• Equity at exit: $6,710

10-year hold

• IRR: 44.4%
• Equity multiple: 5.23×
• Total profit: $53,339
• Equity at exit: $3,891

Cash invested: $12,600 (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 49866

• Active inventory: 38
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $909 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $434

Break-even live

Break-even rent $359

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $460	-5% $447	+0% $434	+5% $422	+10% $409
Rent	-10% $363	-5% $398	+0% $434	+5% $470	+10% $506
Rate	-1.0pp $457	-0.5pp $446	base $434	+0.5pp $423	+1.0pp $411

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-15
   days on market $45,000 Active 240 DOM
2. 2026-06-14
   days on market $45,000 Active 238 DOM
3. 2026-06-12
   days on market $45,000 Active 237 DOM
4. 2026-06-09
   days on market $45,000 Active 234 DOM
5. 2026-06-08
   days on market $45,000 Active 233 DOM
6. 2026-06-07
   days on market $45,000 Active 232 DOM
7. 2026-06-05
   days on market $45,000 Active 229 DOM
8. 2026-06-03
   days on market $45,000 Active 228 DOM
9. 2026-06-02
   days on market $45,000 Active 227 DOM
10. 2026-06-01
    days on market $45,000 Active 226 DOM
11. 2026-05-31
    days on market $45,000 Active 225 DOM
12. 2026-05-30
    days on market $45,000 Active 224 DOM
13. 2026-05-18
    price $45,000 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

14. 2026-05-18
    status Active 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

15. 2026-05-18
    price $45,000 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

16. 2026-05-18
    status Active 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

17. 2026-05-16
    historical 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

18. 2026-05-16
    historical 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

19. 2026-02-16
    status Active 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

20. 2026-02-16
    historical 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

21. 2025-10-29
    price $47,000 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

22. 2025-10-29
    price $47,000 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

23. 2025-10-15
    listed $50,000 Active 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

24. 2025-10-15
    listed $50,000 Active 1397-char remark

    Show marketing remark (1397 chars)

    Looking for space, potential, and a great price? This 3-bedroom, 1–2 bath home sits on nearly 1 acre of beautiful country land with room to grow! Enjoy the peaceful setting with easy main road access, just about 20 minutes from Marquette. Surrounded by nature and close to miles of ATV and snowmobile trails. The property features a full basement with vehicle access, perfect for storage, hobby work, or even your own repair setup. There is also a barn style shed for added space and flexibility. While parts of the home could use some TLC, there is a new propane efficiency furnace, kitchen appliances and some new plumbing, and the value here is unbeatable having a well, septic and a large lot — it could make an excellent future building site. Plus, a new water line from the well pump house for peace of mind. Home is occupied and Taxes are not "0" they will change upon sale, buyers must be preapproved for this specific type of property purchase prior to showing. Cash, in-house or conventional finance. 1/2 bath toilet does need to be replaced. Extra wood stove in basement is not included in sale (it is vented to outside only and not functional) there is another unit that will stay in photos. W/ D are not included in sale. According to Richmond Twp, you are able to place a manufactured home there and remove the current. Buyers would need to verify on their own.

25. 2013-04-01
    soldstatus $15,500 293-char remark

    Show marketing remark (293 chars)

    This home hasn't been lived in since 2008. And it needs some TLC, BUT check the price! What a terrific opportunity to own your own home out in the country! Just 20 minutes or so from Marquette. Includes some outbuildings and there is a full basement under the mobile, with an outside entrance!

26. 2013-04-01
    soldstatus $15,500 293-char remark

    Show marketing remark (293 chars)

    This home hasn't been lived in since 2008. And it needs some TLC, BUT check the price! What a terrific opportunity to own your own home out in the country! Just 20 minutes or so from Marquette. Includes some outbuildings and there is a full basement under the mobile, with an outside entrance!

27. 2013-03-26
    soldstatus $15,500
28. 2012-12-18
    listed $19,900 293-char remark

    Show marketing remark (293 chars)

    This home hasn't been lived in since 2008. And it needs some TLC, BUT check the price! What a terrific opportunity to own your own home out in the country! Just 20 minutes or so from Marquette. Includes some outbuildings and there is a full basement under the mobile, with an outside entrance!

29. 2012-12-18
    listed $19,900 293-char remark

    Show marketing remark (293 chars)

    This home hasn't been lived in since 2008. And it needs some TLC, BUT check the price! What a terrific opportunity to own your own home out in the country! Just 20 minutes or so from Marquette. Includes some outbuildings and there is a full basement under the mobile, with an outside entrance!

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $520 · $43/mo
• Expected delta: +$173/yr (+$14/mo · 50.0%)

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

Taxation est. · year 1

• Rental income: $10,905
• − Mortgage interest: −$2,521
• − Property taxes: −$346
• − Insurance: −$225
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$1,309
• Taxable income: $4,759
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $4,069/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: Negaunee Public Schools
• NCES district ID: 2625020
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $50,509
• Composite: 42.36/100
• National rank: #3244
• State rank: #105 of 540 in MI

Livability — Palmer

• Score: 64/100
• State rank: #488
• US rank: #14201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,228

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 67,278 people
• By 2030: 67,249 · +-0.0%
• By 2040: 66,297 · -1.5%
• By 2050: 65,241 · -3.0%
• By 2075: 64,365 · -4.3%
• By 2100: 60,707 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 10% Romanian 5% Iranian 4%
• Foreign-born: 2% · Canada

Political lean MEDSL · Marquette

• 2024 margin: Lean D (+8.7) · D 53.5% · R 44.8% · Other 1.7%
• 2008→2024 swing: -11.6pp toward R · 2008: 20.3pp · 2024: 8.7pp
• All cycles: 2024: D+8.7 2020: D+11.2 2016: D+4.2 2012: D+14.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.71%
• Current HPI: 262.3848
• 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

+126.1% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $45,000 MiRealSource-MiMLS
• 2026-05-18 Relisted — UPAR
• 2026-05-18 Price Changed $45,000 UPAR
• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-05-16 Delisted — UPAR
• 2026-05-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-16 Relisted — MiRealSource-MiMLS
• 2026-02-16 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Price Changed $47,000 MiRealSource-MiMLS
• 2025-10-29 Price Changed $47,000 UPAR
• 2025-10-15 Listed $50,000 UPAR
• 2025-10-15 Listed $50,000 MiRealSource-MiMLS
• 2013-04-01 Sold (MLS) $15,500 UPAR
• 2013-04-01 Sold (MLS) $15,500 MiRealSource-MiMLS
• 2013-03-26 Sold (Public Records) $15,500 Public Records
• 2012-12-18 Listed $19,900 UPAR
• 2012-12-18 Listed $19,900 MiRealSource-MiMLS

Property tax history

-0.9%/yr

Latest (2025): $346 · -34.6% YoY. Source: county tax records.