5263 E 8 Mile Rd · Newkirk, MI 49656

$72,500

3 bd · 1.0 ba · 960 sqft · SingleFamily · 94 Days on market

Built 1979 2.00 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

Key facts

• Pole barn
• Powered by generator
• Off-grid solar setup

Tags

• TWO ACRES
• WIRED FOR ELECTRICITY
• POWERED BY GENERATOR
• OFF-GRID SOLAR SETUP
• DRYWALL WORK COMPLETED
• POLE BARN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pine River Area Schools (rural): math 22% / reading 38% proficiency, ranked #369 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($501 loan paydown + $5k appreciation (7.2% local appreciation)).
• Lake County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 94 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $72k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,975 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.37×
• Total profit: $48,208
• Equity at exit: $51,085

10-year hold

• IRR: 31.4%
• Equity multiple: 7.09×
• Total profit: $123,537
• Equity at exit: $97,814

Cash invested: $20,300 (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 49656

• Home prices YoY: 3.4%
• Active inventory: 44
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $347

Break-even live

Break-even rent $616

Max offer price $72,500

Occupancy floor 62%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $72,500 Active 94 DOM
2. 2026-06-17
   days on market $72,500 Active 93 DOM
3. 2026-06-16
   days on market $72,500 Active 92 DOM
4. 2026-06-15
   days on market $72,500 Active 91 DOM
5. 2026-06-13
   days on market $72,500 Active 89 DOM
6. 2026-06-12
   days on market $72,500 Active 88 DOM
7. 2026-06-09
   days on market $72,500 Active 85 DOM
8. 2026-06-08
   days on market $72,500 Active 84 DOM
9. 2026-06-07
   days on market $72,500 Active 83 DOM
10. 2026-06-07
    days on market $72,500 Active 82 DOM
11. 2026-06-04
    days on market $72,500 Active 79 DOM
12. 2026-06-02
    days on market $72,500 Active 78 DOM
13. 2026-06-01
    days on market $72,500 Active 77 DOM
14. 2026-05-31
    days on market $72,500 Active 76 DOM
15. 2026-05-31
    pricestatus $72,500 Active 75 DOM
16. 2026-05-13
    price $87,900 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

17. 2026-05-12
    price $87,900 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

18. 2026-05-12
    price $87,900

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

19. 2026-04-27
    price $89,900 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

20. 2026-04-26
    price $89,900 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

21. 2026-04-26
    price $89,900

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

22. 2026-04-17
    price $92,500 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

23. 2026-04-16
    price $92,500 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

24. 2026-04-16
    price $92,500

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

25. 2026-03-10
    listed $97,500 Active 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

26. 2026-03-10
    listed $97,500 Active 973-char remark

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

27. 2026-03-10
    listed $97,500 Active

    Show marketing remark (973 chars)

    OPEN HOUSE SAT 05/16 12:15 to 1:00 PM: . Set on two beautiful acres, bordering a huge game preserve, this 3-bedroom home offers great potential as a weekend getaway, hunting cabin, or full-time residence. The home is wired for electricity and is currently powered by a generator, making it an excellent candidate for an off-grid solar setup. Some drywall work has been completed, but the home still requires finishing--providing an opportunity to customize it to your taste. The property also features a nice pole barn in the back, offering additional storage or workspace. Heating is currently provided by a small wall-mounted propane furnace. A great opportunity for those looking for privacy, acreage, and a project with potential. Not all information is verified. it is Buyer or Buyer's Agent's responsibility to verify all pertinent information. . . DIRECTIONS: GoogleMaps is wrong. Close to house it shows a left where there is no road. Go STRAIGHT until sign on left

28. 2024-08-13
    soldstatus $48,000

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$102/yr (+$8/mo · 11.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,657
• − Mortgage interest: −$4,061
• − Property taxes: −$913
• − Insurance: −$362
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,109
• Taxable income: $3,187
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,397/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: Pine River Area Schools
• NCES district ID: 2628200
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,589
• Composite: 25.34/100
• National rank: #7475
• State rank: #369 of 540 in MI

Livability — Newkirk

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

Census & demographics

• Population (ZIP): 2,111

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.18%
• Current HPI: 216.7299
• 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

+83.1% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $87,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $87,900 REALCOMP
• 2026-05-12 Price Changed $87,900 SW Michigan MLS
• 2026-04-27 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-26 Price Changed $89,900 REALCOMP
• 2026-04-26 Price Changed $89,900 SW Michigan MLS
• 2026-04-17 Price Changed $92,500 MiRealSource-MiMLS
• 2026-04-16 Price Changed $92,500 REALCOMP
• 2026-04-16 Price Changed $92,500 SW Michigan MLS
• 2026-03-10 Listed $97,500 REALCOMP
• 2026-03-10 Listed $97,500 SW Michigan MLS
• 2026-03-10 Listed $97,500 MiRealSource-MiMLS
• 2024-08-13 Sold (Public Records) $48,000 Public Records

Property tax history

+2.5%/yr

Latest (2024): $913 · +4.7% YoY. Source: county tax records.