5289 Rose St · Sherman, MI 48624

$77,900

2 bd · 1.0 ba · 1,150 sqft · SingleFamily · 110 Days on market

Built 1950 9,148 sqft lot $68/sqft · at area comps Est $81k · at est. ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 2-bedroom, 1-bath cabin in Gladwin! Perfect as a full-time residence or weekend escape, this home includes all appliances for your convenience. Relax on the covered porch and take advantage of the large shed for extra storage. Enjoy the peaceful setting while still being close to everything Gladwin has to offer. Seller has also listed the cabin next door 5293 Rose St.

Key facts

• Covered porch
• Peaceful setting
• Large shed

Tags

• COVERED PORCH
• LARGE SHED
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (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.
• Harrison Community Schools (town): math 17% / reading 28% proficiency, ranked #457 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 287 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,889 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1950 — 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: 2.74% ✓
• Cap rate: 25.21%
• Cash-on-cash: 67.55%
• DSCR: 4.01
• GRM: 3.0

CMA / ARV

• ARV (median comp): $81,141
• List price: $77,900
• Delta: -3.99%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5289 Rose St	0.00mi	2/1.0	1,150 (0%)	0mo	$80,000	$70	100
5368 Morrow Rd	0.30mi	3/1.0 (+1)	1,170 (+2%)	15mo	$64,000	$55	66
5371 Jewel St	0.30mi	3/1.0 (+1)	1,100 (-4%)	10mo	$80,000	$73	65
5456 Hillcrest St	0.55mi	3/2.0 (+1)	1,100 (-4%)	12mo	$120,000	$109	48
5260 Joy Rd	0.68mi	3/2.0 (+1)	1,248 (+8%)	8mo	$255,000	$204	38

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: 66.9%
• Equity multiple: 4.01×
• Total profit: $65,555
• Equity at exit: $11,615

10-year hold

• IRR: 71.1%
• Equity multiple: 8.23×
• Total profit: $157,700
• Equity at exit: $6,735

Cash invested: $21,812 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 287
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,228

Break-even live

Break-even rent $577

Max offer price $77,900

Occupancy floor 37%

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   days on market $77,900 Active 110 DOM
2. 2026-06-15
   days on market $77,900 Active 109 DOM
3. 2026-06-13
   days on market $77,900 Active 107 DOM
4. 2026-06-12
   days on market $77,900 Active 106 DOM
5. 2026-06-09
   days on market $77,900 Active 103 DOM
6. 2026-06-08
   days on market $77,900 Active 102 DOM
7. 2026-06-07
   days on market $77,900 Active 101 DOM
8. 2026-06-07
   days on market $77,900 Active 100 DOM
9. 2026-06-04
   days on market $77,900 Active 97 DOM
10. 2026-06-02
    days on market $77,900 Active 96 DOM
11. 2026-06-01
    days on market $77,900 Active 95 DOM
12. 2026-05-31
    days on market $77,900 Active 94 DOM
13. 2026-05-31
    days on market $77,900 Active 93 DOM
14. 2026-04-15
    price $77,900 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 2-bedroom, 1-bath cabin in Gladwin! Perfect as a full-time residence or weekend escape, this home includes all appliances for your convenience. Relax on the covered porch and take advantage of the large shed for extra storage. Enjoy the peaceful setting while still being close to everything Gladwin has to offer. Seller has also listed the cabin next door 5293 Rose St.

15. 2026-04-15
    price $77,900 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 2-bedroom, 1-bath cabin in Gladwin! Perfect as a full-time residence or weekend escape, this home includes all appliances for your convenience. Relax on the covered porch and take advantage of the large shed for extra storage. Enjoy the peaceful setting while still being close to everything Gladwin has to offer. Seller has also listed the cabin next door 5293 Rose St.

16. 2026-02-26
    listed $89,900 Active 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 2-bedroom, 1-bath cabin in Gladwin! Perfect as a full-time residence or weekend escape, this home includes all appliances for your convenience. Relax on the covered porch and take advantage of the large shed for extra storage. Enjoy the peaceful setting while still being close to everything Gladwin has to offer. Seller has also listed the cabin next door 5293 Rose St.

17. 2026-02-26
    listed $89,900 Active 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 2-bedroom, 1-bath cabin in Gladwin! Perfect as a full-time residence or weekend escape, this home includes all appliances for your convenience. Relax on the covered porch and take advantage of the large shed for extra storage. Enjoy the peaceful setting while still being close to everything Gladwin has to offer. Seller has also listed the cabin next door 5293 Rose St.

ⓘ 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: $178 · $15/mo
• Projected year-2 tax: $689 · $57/mo
• Expected delta: +$511/yr (+$43/mo · 286.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 14 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: $25,574
• − Mortgage interest: −$4,364
• − Property taxes: −$178
• − Insurance: −$390
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$2,266
• Taxable income: $14,284
• Est. tax owed @ 24.0%: −$3,428
• After-tax cash flow: $11,305/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: Harrison Community Schools
• NCES district ID: 2617820
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $30,377
• Composite: 18.07/100
• National rank: #8977
• State rank: #457 of 540 in MI

Livability — Sherman

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

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

-13.3% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $77,900 MiRealSource-MiMLS
• 2026-04-15 Price Changed $77,900 REALCOMP
• 2026-02-26 Listed $89,900 REALCOMP
• 2026-02-26 Listed $89,900 MiRealSource-MiMLS

Property tax history

-11.5%/yr

Latest (2025): $178 · -82.3% YoY. Source: county tax records.