5316 Shady Ln · Standish, MI 48658

$67,500

2 bd · 1.0 ba · 795 sqft · SingleFamily · 941 Days on market

Built 1960 3,485 sqft lot Est $58k · 16% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.5/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

Key facts

• 3,485 sq ft lot
• Built 1960
• Listed 941 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residence; Residential zoning
• Construction: Aluminum siding
• Exterior features: Cleared lot; Shed on property

Interior

• Kitchen: Oven; Range; Refrigerator; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Space heater; No central cooling
• Interior features: Electric water heater; Oven; Refrigerator; Range; Crawl space with exterior entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#366 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D, amenities F, commute F.
• Standish-Sterling Community Schools (rural): math 37% / reading 51% proficiency, ranked #168 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Arenac County population projected at -32% 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 $19k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 941 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $12k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $68k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 941 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 1960 — 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. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $58,035
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5316 Shady Ln	0.00mi	2/1.0	795 (0%)	1mo	$55,000	$69	99
2145 White St	0.03mi	2/2.0	850 (+7%)	4mo	$62,000	$73	80
5290 Liberty Ave	0.11mi	2/1.0	864 (+9%)	8mo	$28,000	$32	74
2117 W LakeView Dr	0.11mi	2/1.0	736 (-7%)	12mo	$101,000	$137	72
5288 Shady Ln	0.06mi	1/1.0 (-1)	750 (-6%)	21mo	$89,900	$120	65

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-81
• Equity at exit: $10,064

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $13,997
• Equity at exit: $5,836

Cash invested: $18,900 (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 48658

• Home prices YoY: -29.6%
• Active inventory: 42
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $170

Break-even live

Break-even rent $629

Max offer price $67,500

Occupancy floor 75%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-09
   status Pending

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

2. 2026-05-09
   status Pending 537-char remark

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

3. 2026-02-27
   historical Active Under Contract

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

4. 2026-02-27
   historical Accepting Backup Offers 537-char remark

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

5. 2026-01-28
   price $67,500 537-char remark

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

6. 2026-01-28
   price $67,500

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

7. 2025-07-31
   status Active

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

8. 2025-07-31
   status Active 537-char remark

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

9. 2025-07-25
   historical Active Under Contract

   Show marketing remark (537 chars)

   2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

10. 2025-07-25
    historical Accepting Backup Offers 537-char remark

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

11. 2024-11-13
    status Active

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

12. 2024-11-13
    status Active 537-char remark

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

13. 2024-10-17
    historical Accepting Backup Offers

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

14. 2024-10-17
    historical Accepting Backup Offers 537-char remark

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

15. 2024-05-23
    price $74,900 537-char remark

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

16. 2024-05-23
    price $74,900

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

17. 2023-10-11
    listed $79,900 Active

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

18. 2023-10-11
    listed $79,900 Active 537-char remark

    Show marketing remark (537 chars)

    2 bedroom cottage with a lake view, sitting on a corner, street to street lot located close to the shores of Saginaw Bay in the Whites Beach subdivision! Recent updates include a new metal and rubber roof in 2016, bathroom, water heater, toilet, updated electrical panel, plumbing, & well pump. Other features include natural gas, fenced in area, storage shed, Enjoy close proximity to the beach access, local restaurant in the subdivision, and nearby a casino for added recreation! Immediate occupancy and home will come furnished!

19. 2015-06-10
    soldstatus $29,900 483-char remark

    Show marketing remark (483 chars)

    RUN AWAY FROM HOME to a private cottage footsteps to the Saginaw Bay. Take advantage of unlimited access to hunting, fishing, birding, boating, or just use it for a quite get away!!! Enjoy being just a couple minutes from Saganing Landing Eagle Casino when you get the itch for gambling and . . . glorious day will follow glorious day waking up to beautiful morning sunrises. Have a cook out or order from Whitesbeach Tavern next door serving delicious foods daily. 2 sheds included.

20. 2015-06-10
    soldstatus $29,900

    Show marketing remark (483 chars)

    RUN AWAY FROM HOME to a private cottage footsteps to the Saginaw Bay. Take advantage of unlimited access to hunting, fishing, birding, boating, or just use it for a quite get away!!! Enjoy being just a couple minutes from Saganing Landing Eagle Casino when you get the itch for gambling and . . . glorious day will follow glorious day waking up to beautiful morning sunrises. Have a cook out or order from Whitesbeach Tavern next door serving delicious foods daily. 2 sheds included.

21. 2015-05-02
    listed $29,900 483-char remark

    Show marketing remark (483 chars)

    RUN AWAY FROM HOME to a private cottage footsteps to the Saginaw Bay. Take advantage of unlimited access to hunting, fishing, birding, boating, or just use it for a quite get away!!! Enjoy being just a couple minutes from Saganing Landing Eagle Casino when you get the itch for gambling and . . . glorious day will follow glorious day waking up to beautiful morning sunrises. Have a cook out or order from Whitesbeach Tavern next door serving delicious foods daily. 2 sheds included.

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,127
• − Mortgage interest: −$3,781
• − Property taxes: −$1,375
• − Insurance: −$338
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,964
• Taxable income: $1,049
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $1,788/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: Standish-Sterling Community Schools
• NCES district ID: 2632940
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $39,526
• Composite: 36.76/100
• National rank: #4573
• State rank: #168 of 540 in MI

Livability — Standish

• Score: 68/100
• State rank: #366
• US rank: #9409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,806

Population outlook (Arenac County) Hauer SSP2

• Today (2025): 14,036 people
• By 2030: 13,189 · -6.0%
• By 2040: 11,309 · -19.4%
• By 2050: 9,616 · -31.5%
• By 2075: 6,776 · -51.7%
• By 2100: 4,997 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 17% Lithuanian 12% Slovak 2%
• Foreign-born: 1% · South Korea, Canada

Political lean MEDSL · Arenac

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.3%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+35.7 2016: R+33.1 2012: R+4.9 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.68%
• Current HPI: 186.6558
• 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

+125.8% since first listed

21 events — show timeline

• 2026-05-09 Pending — REALCOMP
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-02-27 Contingent — REALCOMP
• 2026-02-27 Contingent — MiRealSource-MiMLS
• 2026-01-28 Price Changed $67,500 MiRealSource-MiMLS
• 2026-01-28 Price Changed $67,500 REALCOMP
• 2025-07-31 Relisted — REALCOMP
• 2025-07-31 Relisted — MiRealSource-MiMLS
• 2025-07-25 Contingent — REALCOMP
• 2025-07-25 Contingent — MiRealSource-MiMLS
• 2024-11-13 Relisted — REALCOMP
• 2024-11-13 Relisted — MiRealSource-MiMLS
• 2024-10-17 Contingent — REALCOMP
• 2024-10-17 Contingent — MiRealSource-MiMLS
• 2024-05-23 Price Changed $74,900 MiRealSource-MiMLS
• 2024-05-23 Price Changed $74,900 REALCOMP
• 2023-10-11 Listed $79,900 MiRealSource-MiMLS
• 2023-10-11 Listed $79,900 REALCOMP
• 2015-06-10 Sold (Public Records) $29,900 Public Records
• 2015-06-10 Sold (MLS) $29,900 MiRealSource-MiMLS
• 2015-05-02 Listed $29,900 MiRealSource-MiMLS

Property tax history

+7.4%/yr

Latest (2024): $1,375 · +5.5% YoY. Source: county tax records.