Underwrite Copper Harbor DSCR, Not Eagle Harbor Years
Updated: Aug 28
A Copper Harbor note that uses Eagle Harbor's $34,109 is the wrong hall. This extract is $41,088 from 11 listings. A DSCR that prices every month like Eagle Harbor July is not reading this extract. A DSCR that names Eagle Harbor Township names the wrong hall unless the tax map says Eagle Harbor. If the parcel is an Eagle Harbor listings, the published year on that cell is $34,109 and Copper Harbor does not own it.
County CUP stays with the deed, and courthouse is 5095 Fourth Street, Eagle River. Zoning permit is $50. Grant Township hall at is not the CUP desk. Carry $41,088,, ADR $308, occupancy 47 percent, vintage August 2025 through July 2026, dedicated report 404s, peak-3 unpublished, hole unpublished, county CUP July 1 2024, zoning (906) 337-3471, Courthouse 5095 Fourth Street Eagle River, zoning permit $50, Grant Township hall is not the CUP desk, Michigan use tax 6 percent under thirty days, Eagle Harbor $34,109 labeled.
Peak months are unpublished on this cell. Eagle Harbor's July peak does not fill that blank. ADR stays $308, and occupancy stays 47 percent. It is 11 listings, ADR $308, occupancy 47 percent, vintage August 2025 through July 2026. A packet that hides the unpublished months and shows only $41,088 as if the cell were finished is selling a harbor the extract did not print.
Price the Note on $41,088
A DSCR file starts with the published typical year on the harbor that holds the driveway. For a Copper Harbor parcel, that year is $41,088. It is not an Eagle Harbor median, and it is not a Houghton blend. It is 11 listings, ADR $308, occupancy 47 percent, vintage August 2025 through July 2026. Dedicated report 404s, and peak-3 is unpublished, and hole is unpublished, and stay is unpublished. Professionally managed share is unpublished. Those are sample facts, not a promise the next deed will print the same night.
A lender who wants a ratio still needs PITI, taxes, insurance, and a vacancy haircut that names the unpublished hole. This page does not invent a purchase price or a coverage number. It names the only published harbor year the packet can carry. If the officer asks for last twelve months of actuals on a specific address, send that address. If the officer asks for an Eagle Harbor rent roll, refuse.The buyer packetalready says the same thing in acquisition language. Finance language is stricter. The note does not get a Keweenaw blend.
Confirm the use can exist before you underwrite the use. Call (906) 337-3471, and confirm 2026. Zoning permit is $50, and Leave out unverified a second fee. Michigan use tax 6 percent after, and airROI Low is a scrape. A DSCR that assumes a leftover Superior field is a costume.County STR rulesare the companion, not a substitute for the clerk. Underwrite the year, and Keep. File $41,088, and county CUP started July 1, 2024. Zoning sits at (906) 337-3471. Zoning permit is $50 for a change of use.
Eagle Harbor's $34,109 Does Not Travel
A blended Eagle Harbor year is the most common costume in this file. Someone takes Copper Harbor $41,088 and Eagle Harbor $34,109, splits the difference, and writes a Keweenaw T12 as if the two cells were one rent roll. They are not. They have different occupancy, different sample sizes, and different calendars. Harbor occupancy is 47 percent on 11 listings. Eagle Harbor occupancy is 53.0 percent on 19 listings. Averaging those desks is not diligence, and it is a blend. Peak-3 there is July, August, September, and peak-3 here is unpublished.
Eagle Harbor hole is November, and harbor hole is unpublished. Eagle Harbor origin is Minneapolis, and harbor origin is unpublished. Eagle Harbor stay is 4.4, and harbor stay is unpublished. Eagle Harbor professionally managed share is 21.1 percent, and harbor share is unpublished.Two pinskeep the halls apart on the tile. The loan file has to keep them apart on the number. Houghton $31,015 is a later market, and do not treat it as missing harbor upside. Allouez Township $43,741 stays labeled. If the parcel is not in Copper Harbor, stop using $41,088.
If the parcel is an Eagle Harbor listings, the published year on that cell is $34,109 and Copper Harbor does not own it. A note that needs a year the extract did not print is a note you should not Keep. Stay length is unpublished on the harbor, and that length does not average into 4.4 either. Keep one hall, and file one year. Leave the neighbor labeled, and two calendars do not become one Keweenaw T12. Keep here.
County CUP Stays With the Deed
The deed does not travel with a leftover Superior clerk. Keweenaw County zoning sits at 5095 Fourth Street, Eagle River, and answers at (906) 337-3471. Rebecca M, and hernandez sits on the planning desk. County CUP started July 1, 2024. Zoning permit is $50 for a change of use. Confirm 2026 CUP fee at hall. Michigan use tax is 6 percent under thirty days. Those desks travel with the deed. A DSCR that names Houghton names the wrong hall. A DSCR that names Eagle Harbor Township names the wrong hall unless the tax map says Eagle Harbor.
Grant Township hall at (906) 289-4292 is not the CUP desk. Origin is unpublished here. Origin is not jurisdiction.The city hall registrationis the registration checklist. The finance file only repeats it so the note does not lose the hall. Confirm remittance at the desk that matches the tax map. Tax is not occupancy, but it is a line the underwriter will ask for. Six percent use tax is the statewide line, and Leave out unverified a Keweenaw lodging percent.Startup costskeep the tax path off the furnish fantasy.
Carry 5095 Fourth Street and (906) 337-3471 in the packet even when the question is only DSCR. Then budget 41,088, and the halls do not raise the year. They decide whether the year is legal to try. Keep Eagle River on the packet, and wrong hall is a costume note. Keep, and file the county desk. Never file Grand Traverse Grant as this hall, and county CUP started July 1, 2024. Zoning sits at (906) 337-3471.
11 Listings Are the Sample, Not a Portfolio
Copper Harbor printed $41,088 on an eleven-listings sample, and dedicated report 404s. Peak-3 is unpublished, and hole is unpublished. That is a watch sample. A packet that hides the unpublished months and shows only $41,088 as if the cell were finished is selling a harbor the extract did not print. Put unpublished in the file, and put next to it. The officer should see that this harbor sits on a small sample in the August 2025 through July 2026 window.
Do not treat 11 listings as a reason to invent an Eagle Harbor recovery. Eagle Harbor printed $34,109 on 19 listings. A small n and a labeled neighbor are still two files. Do not treat the unpublished calendar as a reason to borrow July from some other extract. July is their peak, and it does not repair this year.Shoulder seasonis the calendar companion. A DSCR that prices every month like Eagle Harbor July is not reading this extract.
If you have actuals on the subject address, those actuals outrank the typical year. If you do not, $41,088 is the published harbor desk. Keep the vintage on the page, and keep unpublished on the page. Stay is unpublished, and professionally managed share is unpublished. Those composition facts do not authorize a blended forecast with Eagle Harbor plus whatever a broker memo hopes for. File the watch, and put unpublished in the first table. Publish it, and Keep. County CUP started July 1, 2024, and zoning sits at (906) 337-3471. Zoning permit is $50 for a change of use. Michigan use tax is 6 percent under thirty days. Grant Township hall is not the CUP desk.
Visitor Spend Is Not Debt Service
The Isle Royale ferry is visitor demand, and it is not debt service. Brockway photographs are not debt service, and fort Wilkins day-trippers are not debt service. Mount Bohemia is not debt service, and iMBA traffic is not debt service. Chamber copy that quotes visitor dollars is tourism.Tourism datakeeps those dollars off the extract, and the note should keep them off the ratio. Michigan use tax at 6 percent is remittance, not occupancy. That remittance does not become T12.
A lender who wants ferry headcount in the numerator is asking you to lie. Peak-3 is unpublished. The ferry sits inside visitor, not inside a minted peak. Do not raise DSCR because the dock draws a crowd. Do not raise DSCR because Minneapolis is Eagle Harbor origin. Origin is their drive, and origin is not this revenue. A ridge photograph is not a coverage ratio, and park traffic is not PITI. Keep visitor landscape in the appendix, and keep $41,088 in the numerator you actually have.
Typical year is $41,088 on 11 listings, and aDR is $308. Occupancy is 47 percent, and peak-3 is unpublished, and hole is unpublished, and dedicated report 404s. Eagle Harbor $34,109 stays labeled, and allouez Township $43,741 stays labeled. Houghton $31,015 is a later market, and file visitor spend as visitor spend. File debt service on $41,088, and those desks do not mix. Keep, and stop. County CUP started July 1, 2024, and zoning sits at (906) 337-3471. Zoning permit is $50 for a change of use. Michigan use tax is 6 percent under thirty days. Grant Township hall is not the CUP desk.
57.9 Percent 30-Plus Is a Filter
11 listings did not print a 30-plus share. Eagle Harbor printed 57.9 percent on 30-plus, eleven of their 19 listings. That is their filter, and it is not this occupancy. Stay is unpublished here, and stay 4.4 is Eagle Harbor. Occupancy is 47 percent here, and hole is unpublished here. Those facts do not collapse into a filled-month story. Leave out unverified the reason.Remote staysKeep the desk. They do not convert their 30-plus into this occupancy. Michigan use tax sits on lodging under thirty consecutive days. A 30-plus setting may be a different product. You do not get to pick a story for the lender.
Keep the setting as unpublished, and Keep occupancy separately. budget 41,088 as the year, not as eight months sold. Do not underwrite an inn this sample is not. Lead 113 days is Eagle Harbor planning time, and it is not a filled unpublished hole. Minneapolis origin is their origin, and it is not a winter desk promise. Leave out unverified a filled month from their 57.9 percent filter. Freshwater Vacation Rentals 4 sits on Eagle Harbor, and superhost 84.2 percent sits on Eagle Harbor. Those rows stay labeled.
Typical year is $41,088 on 11 listings, and aDR is $308. Occupancy is 47 percent, and peak-3 is unpublished, and hole is unpublished, and dedicated report 404s. Eagle Harbor $34,109 stays labeled, and eagle Harbor thirty-plus is 57.9 percent. Keep, and stop. Zoning permit is $50 for a change of use.
Michigan Use Tax Is 6 Percent Under 30 Days
Use this Michigan cell, and copper Harbor $41,088. Eagle Harbor $34,109 labeled Allouez Township $43,741 labeled, and houghton $31,015 is a later market, labeled only. Do not import leftover figures from other leftover geos. Do not import weekly percent costumes. Do not import a leftover scrape as Copper Harbor. Michigan here means Copper Harbor's extract and Copper Harbor's halls. AirROI Low is a scrape. Named desk is 5095 Fourth Street at (906) 337-3471. Keep the county stack in the packet, and never file Grand Traverse Grant.
Shoulder seasonis the calendar.DIY versus hireis an unpublished professionally managed share.Who books a Copper Harbor rentalis the guest who typed this tip, and those pages stay on this harbor. They do not borrow another county's occupancy, and they do not borrow another cluster's ADR. A DSCR that needs a costume from outside Keweenaw County is already off Copper Harbor. File this harbor, and leave the rest off the note.
Typical year is $41,088 on 11 listings, and aDR is $308. Eagle Harbor $34,109 stays labeled, and allouez Township $43,741 stays labeled. File Michigan facts that belong to this driveway, and leave every other leftover geo off the note. Keep, and file this harbor, and stop, and county CUP started July 1, 2024. Zoning sits at (906) 337-3471. Zoning permit is $50 for a change of use. Michigan use tax is 6 percent under thirty days.
What a Lender Packet Should Carry
Carry $41,088,, ADR $308, occupancy 47 percent, vintage August 2025 through July 2026, dedicated report 404s, peak-3 unpublished, hole unpublished, county CUP July 1 2024, zoning (906) 337-3471, Courthouse 5095 Fourth Street Eagle River, zoning permit $50, Grant Township hall is not the CUP desk, Michigan use tax 6 percent under thirty days, Eagle Harbor $34,109 labeled.
Leave ferry headcount off the ratio, and leave Fort Wilkins traffic off the ratio. Leave Brockway and Bohemia off the ratio. Leave a leftover Superior calendar off the ratio.The visitor guidecan sit in an appendix. The note cares about the year and the desk. Cite only $41,088 this year, and dSCR on that number. Keep the cell the driveway actually has, and peak-3 stays unpublished. Hole stays unpublished.
Typical year is $41,088 on 11 listings, and aDR is $308. Eagle Harbor $34,109 stays labeled, and houghton $31,015 is a later market. Never blend, and file this Michigan cell, and Keep, and file the hall. Zoning permit is $50 for a change of use. Michigan use tax is 6 percent under thirty days. Grant Township hall is not the CUP desk, and allouez Township $43,741 stays labeled.
Frequently Asked Questions
What figures anchor a Copper Harbor DSCR file?
AirROI's Copper Harbor extract, vintage August 2025 through July 2026, shows a $41,088 typical year across 11 listings, with a $308 average daily rate and 47 percent occupancy. Peak and hole months weren't published for this sample. Eleven listings is a small sample, and this figure should not be substituted with Eagle Harbor's, Houghton's, or Allouez Township's numbers.
Can Eagle Harbor Township's $34,109 figure be used for a Copper Harbor file?
No. Eagle Harbor Township is a separate municipality with its own $34,109 typical year across 19 listings, 53.0 percent occupancy, a July-August-September peak, and a November low, tracked on its own extract. Averaging its higher occupancy into Copper Harbor's $41,088 figure describes a different property universe entirely.
Which desks apply to a Copper Harbor short-term rental loan file?
County zoning is at 5095 Fourth Street in Eagle River, reachable at (906) 337-3471, and the county's conditional use permit process started July 1, 2024. Grant Township Hall, at (906) 289-4292, is a separate office and is not the conditional-use-permit desk, a distinction worth confirming before assuming the wrong office governs the parcel.
Why does an 11-listing sample size matter for underwriting?
Eleven listings is a genuinely small, watch-level sample, meaning one listing's pricing or availability change can move the reported percentages more than it would in a deeper market. A conservative packet names that sample size plainly rather than presenting $41,088 as though it came from a large, stable dataset.
Do ferry or park visitor numbers belong in the DSCR revenue line?
No. The Isle Royale ferry, Fort Wilkins Historic State Park, Brockway Mountain Drive, and area mountain-biking trails explain why visitors come to Copper Harbor, but that traffic isn't booked rental revenue. Michigan's 6 percent use tax is a remittance obligation, not an occupancy figure, and neither belongs in a debt-service coverage calculation.
Does Eagle Harbor's 57.9 percent thirty-plus-night share say anything about Copper Harbor's calendar?
No. That 57.9 percent figure, 11 of Eagle Harbor Township's 19 listings, describes a different township's minimum-stay settings, not Copper Harbor's occupancy. This sample didn't publish its own 30-plus-night share, and borrowing Eagle Harbor's filter to imply a filled month here isn't supported by the data.
What Michigan facts belong specifically in a Copper Harbor DSCR packet?
Copper Harbor's own $41,088 extract and its own governing desks, county zoning at (906) 337-3471 and the July 2024 conditional-use-permit process. Eagle Harbor's $34,109, Allouez Township's $43,741, and Houghton's $31,015 can appear only as clearly labeled comparison figures from separate markets, never blended into Copper Harbor's own number.
What should a complete Copper Harbor lender packet carry?
The $41,088 typical year across 11 listings with ADR and occupancy; the county's conditional-use-permit process and zoning contact; the 6 percent Michigan use tax; a clear note that peak and hole months weren't published for this sample; and Eagle Harbor's, Allouez Township's, and Houghton's figures, each labeled as a separate market rather than folded into Copper Harbor's own numbers.
Related Reading
More Copper Harbor, Michigan reading already live on Crest & Cove.
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A Copper Harbor listing that borrows Eagle Harbor's July-peak story instead of this harbor's own $41,088 year misrepresents a market built on just 11 comparable listings. With a sample that small, the wrong comparison town skews everything.
We help Copper Harbor hosts write listing copy and pricing around this harbor's own small-sample numbers instead of a neighboring harbor's stronger season. With only 11 listings to compare against, getting the right town matters more here than most markets.
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