6562 Custer Rd · Sanilac, MI 48469

$289,900

3 bd · 2.0 ba · 2,300 sqft · SingleFamily · 44 Days on market

Built 1999 1.60 ac lot $126/sqft · 50% below area Est $577k · 50% under ↓ 3% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• Cash flow +4.5/30.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Tucked away in a country setting just 4 miles north of Port Sanilac, this spacious 3-bedroom, 2-bath ranch offers the perfect blend of comfort, and room to entertain. Situated on approximately 1.6 acres, the property provides plenty of open space to enjoy country living while remaining close to the beautiful Lake Huron shoreline and local amenities. Close to Huron Shores Golf Club. Located on a paved road. Inside, you'll find a welcoming floor plan highlighted by a large great room/game room - perfect for hosting gatherings, movie nights, recreation space, or creating the ultimate family hangout. The home features comfortable bedrooms, functional living spaces, and the convenience of single-level living. Recent updates include a newer roof and hot water tank, both replaced in 2022, offering added peace of mind for years to come. Step outside and enjoy the expansive large wood deck, ideal for entertaining, grilling, or relaxing while taking in the peaceful country surroundings. The 18x30 detached shed provides excellent storage for tools, toys, outdoor equipment, or workshop space. Whether you're looking for a year-round residence, hobby property, or a getaway near the lake, this property offers endless potential in a rural location.

Key facts

• 1.6 acre lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Listing broker: Sheridan Real Estate LLC; Directions: M25 (Lakeshore Rd) North of Port Sanilac to Custer Rd. Go 2 miles West to home

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built above grade finished area approximately 2,300
• Exterior features: Paved road access; 1.6-acre lot (350 x 190)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Dishwasher; Dryer; Free-standing electric range; Free-standing refrigerator; Washer; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (45.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (55.5% below list).
• Recommended offer: $129k (55.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Carsonville-Port Sanilac School District (rural): math 25% / reading 40% proficiency, ranked #498 of 760 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 63 units permitted in Sanilac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.8% local appreciation)).
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $128,984 (55.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.44% ✗
• Cap rate: 3.22%
• Cash-on-cash: -10.98%
• DSCR: 0.51
• GRM: 18.7

CMA / ARV

• ARV (median comp): $577,155
• List price: $289,900
• Delta: -49.77%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.41×
• Total profit: $33,443
• Equity at exit: $179,241

10-year hold

• IRR: 8.2%
• Equity multiple: 2.67×
• Total profit: $135,922
• Equity at exit: $322,486

Cash invested: $81,172 (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 48469

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-743

Break-even live

Break-even rent $2,230

Max offer price $158,686

Occupancy floor —

Sensitivity live

Price	-10% $-579	-5% $-661	+0% $-743	+5% $-825	+10% $-907
Rent	-10% $-845	-5% $-794	+0% $-743	+5% $-692	+10% $-641
Rate	-1.0pp $-597	-0.5pp $-669	base $-743	+0.5pp $-818	+1.0pp $-894

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $289,900 Active 44 DOM
2. 2026-06-18
   days on market $289,900 Active 42 DOM
3. 2026-06-17
   days on market $289,900 Active 41 DOM
4. 2026-06-16
   days on market $289,900 Active 40 DOM
5. 2026-06-15
   days on market $289,900 Active 39 DOM
6. 2026-06-13
   days on market $289,900 Active 37 DOM
7. 2026-06-12
   days on market $289,900 Active 36 DOM
8. 2026-06-09
   days on market $289,900 Active 33 DOM
9. 2026-06-08
   days on market $289,900 Active 32 DOM
10. 2026-06-07
    days on market $289,900 Active 31 DOM
11. 2026-06-07
    days on market $289,900 Active 30 DOM
12. 2026-06-04
    days on market $289,900 Active 27 DOM
13. 2026-06-02
    days on market $289,900 Active 26 DOM
14. 2026-06-01
    days on market $289,900 Active 25 DOM
15. 2026-05-31
    days on market $289,900 Active 24 DOM
16. 2026-05-31
    days on market $289,900 Active 23 DOM
17. 2026-05-07
    listed $299,900 Active 1269-char remark

    Show marketing remark (1252 chars)

    Tucked away in a country setting just 4 miles north of Port Sanilac, this spacious 3-bedroom, 2-bath ranch offers the perfect blend of comfort, and room to entertain. Situated on approximately 1.6 acres, the property provides plenty of open space to enjoy country living while remaining close to the beautiful Lake Huron shoreline and local amenities. Close to Huron Shores Golf Club. Located on a paved road. Inside, you'll find a welcoming floor plan highlighted by a large great room/game room - perfect for hosting gatherings, movie nights, recreation space, or creating the ultimate family hangout. The home features comfortable bedrooms, functional living spaces, and the convenience of single-level living. Recent updates include a newer roof and hot water tank, both replaced in 2022, offering added peace of mind for years to come. Step outside and enjoy the expansive large wood deck, ideal for entertaining, grilling, or relaxing while taking in the peaceful country surroundings. The 18x30 detached shed provides excellent storage for tools, toys, outdoor equipment, or workshop space. Whether you're looking for a year-round residence, hobby property, or a getaway near the lake, this property offers endless potential in a rural location.

18. 2026-05-07
    listed $299,900 Active 1252-char remark

    Show marketing remark (1252 chars)

    Tucked away in a country setting just 4 miles north of Port Sanilac, this spacious 3-bedroom, 2-bath ranch offers the perfect blend of comfort, and room to entertain. Situated on approximately 1.6 acres, the property provides plenty of open space to enjoy country living while remaining close to the beautiful Lake Huron shoreline and local amenities. Close to Huron Shores Golf Club. Located on a paved road. Inside, you'll find a welcoming floor plan highlighted by a large great room/game room - perfect for hosting gatherings, movie nights, recreation space, or creating the ultimate family hangout. The home features comfortable bedrooms, functional living spaces, and the convenience of single-level living. Recent updates include a newer roof and hot water tank, both replaced in 2022, offering added peace of mind for years to come. Step outside and enjoy the expansive large wood deck, ideal for entertaining, grilling, or relaxing while taking in the peaceful country surroundings. The 18x30 detached shed provides excellent storage for tools, toys, outdoor equipment, or workshop space. Whether you're looking for a year-round residence, hobby property, or a getaway near the lake, this property offers endless potential in a rural location.

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $2,956 · $246/mo
• Expected delta: +$1,508/yr (+$126/mo · 104.1%)

ⓘ 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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,478
• − Mortgage interest: −$16,239
• − Property taxes: −$1,448
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$8,433
• Taxable loss: −$14,568
• Est. tax savings @ 24.0%: +$3,496
• After-tax cash flow: $-5,417/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: Carsonville-Port Sanilac School District
• NCES district ID: 2608160
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▲ 15.00%
• Median HH income: $40,981
• Composite: 30.12/100
• National rank: #11603
• State rank: #498 of 760 in MI

Livability — Sanilac

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

Census & demographics

• Population (ZIP): 1,253

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 228.2528
• 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

-3.3% since first listed

4 events — show timeline

• 2026-05-28 Price Changed $289,900 MiRealSource-MiMLS
• 2026-05-28 Price Changed $289,900 REALCOMP
• 2026-05-07 Listed $299,900 REALCOMP
• 2026-05-07 Listed $299,900 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $1,448 · +1.9% YoY. Source: county tax records.