97 W Morgan St · Sandusky, MI 48471

$175,000

3 bd · 1.0 ba · 2,112 sqft · SingleFamily · 6 Days on market

Built 1960 7,405 sqft lot Est $317k · 45% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +5.9/10.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Welcome to this charming newly remodeled ranch that offers small-town elegance with modern comfort. This delightful three-bedroom, one-bath home is move-in ready! Modern upgrades: fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. A full basement provides abundant storage and boundless potential. New shingles installed in 2021 deliver lasting peace of mind overhead. Relax and let the kids and fur-family enjoy the private fenced backyard complete with a shed and play place, creating an enchanting outdoor sanctuary. A water softener paired with reverse osmosis ensures pristine water quality, while all appliances stay. Walking distance to downtown Sandusky and conveniently close to the hospital, you're minutes from Port Sanilac and Lake Huron's sandy shores, with Department of Natural Resources boat launch access.

Key facts

• 7,405 sq ft lot
• Built 1960
• Listed 6 days

Property features AI

Finance

• Other: Lot approximately 0.17 acres (74 x 132)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Paved road access
• Home design: Single family residence; One level; Ground-level entry with steps; Vinyl siding; Facing not specified
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Deck; Porch; Fenced backyard; Shed

Interior

• Kitchen: Dishwasher; Free‑standing gas oven; Free‑standing refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Unfinished basement; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (27.3% below list).
• Recommended offer: $127k (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#362 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Sandusky Community School District (town): math 40% / reading 48% proficiency, ranked #169 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sandusky Elementary School (math 39% / reading 41%, grade F, #596 of 1,397 statewide, top 43%, 511 students, 65% FRL); Sandusky Juniorsenior High School (math 42% / reading 57%, grade D, #154 of 713 statewide, top 25%, 468 students, 51% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 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 $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 10y ago 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 $127,275 (27.3% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.73% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $316,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 W Morgan St	0.00mi	3/1.0	2,112 (0%)	1mo	$175,000	$83	99
220 Worth St	0.67mi	3/2.5	1,848 (-12%)	5mo	$277,500	$150	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $7,738
• Equity at exit: $67,084

10-year hold

• IRR: 6.9%
• Equity multiple: 1.92×
• Total profit: $45,019
• Equity at exit: $95,132

Cash invested: $49,000 (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 48471

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-37

Break-even live

Break-even rent $1,319

Max offer price $168,476

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $13	+0% $-37	+5% $-86	+10% $-136
Rent	-10% $-137	-5% $-87	+0% $-37	+5% $13	+10% $64
Rate	-1.0pp $51	-0.5pp $8	base $-37	+0.5pp $-82	+1.0pp $-128

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-04-29
   status Pending 911-char remark

   Show marketing remark (911 chars)

   Welcome to this charming newly remodeled ranch that offers small-town elegance with modern comfort. This delightful three-bedroom, one-bath home is move-in ready! Modern upgrades: fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. A full basement provides abundant storage and boundless potential. New shingles installed in 2021 deliver lasting peace of mind overhead. Relax and let the kids and fur-family enjoy the private fenced backyard complete with a shed and play place, creating an enchanting outdoor sanctuary. A water softener paired with reverse osmosis ensures pristine water quality, while all appliances stay. Walking distance to downtown Sandusky and conveniently close to the hospital, you're minutes from Port Sanilac and Lake Huron's sandy shores, with Department of Natural Resources boat launch access.

2. 2026-04-29
   status Pending

   Show marketing remark (911 chars)

   Welcome to this charming newly remodeled ranch that offers small-town elegance with modern comfort. This delightful three-bedroom, one-bath home is move-in ready! Modern upgrades: fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. A full basement provides abundant storage and boundless potential. New shingles installed in 2021 deliver lasting peace of mind overhead. Relax and let the kids and fur-family enjoy the private fenced backyard complete with a shed and play place, creating an enchanting outdoor sanctuary. A water softener paired with reverse osmosis ensures pristine water quality, while all appliances stay. Walking distance to downtown Sandusky and conveniently close to the hospital, you're minutes from Port Sanilac and Lake Huron's sandy shores, with Department of Natural Resources boat launch access.

3. 2026-04-23
   listed $175,000 Active 911-char remark

   Show marketing remark (911 chars)

   Welcome to this charming newly remodeled ranch that offers small-town elegance with modern comfort. This delightful three-bedroom, one-bath home is move-in ready! Modern upgrades: fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. A full basement provides abundant storage and boundless potential. New shingles installed in 2021 deliver lasting peace of mind overhead. Relax and let the kids and fur-family enjoy the private fenced backyard complete with a shed and play place, creating an enchanting outdoor sanctuary. A water softener paired with reverse osmosis ensures pristine water quality, while all appliances stay. Walking distance to downtown Sandusky and conveniently close to the hospital, you're minutes from Port Sanilac and Lake Huron's sandy shores, with Department of Natural Resources boat launch access.

4. 2026-04-23
   listed $175,000 Active

   Show marketing remark (911 chars)

   Welcome to this charming newly remodeled ranch that offers small-town elegance with modern comfort. This delightful three-bedroom, one-bath home is move-in ready! Modern upgrades: fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. A full basement provides abundant storage and boundless potential. New shingles installed in 2021 deliver lasting peace of mind overhead. Relax and let the kids and fur-family enjoy the private fenced backyard complete with a shed and play place, creating an enchanting outdoor sanctuary. A water softener paired with reverse osmosis ensures pristine water quality, while all appliances stay. Walking distance to downtown Sandusky and conveniently close to the hospital, you're minutes from Port Sanilac and Lake Huron's sandy shores, with Department of Natural Resources boat launch access.

5. 2026-04-23
   historical $175,000 911-char remark

   Show marketing remark (911 chars)

   Welcome to this charming newly remodeled ranch that offers small-town elegance with modern comfort. This delightful three-bedroom, one-bath home is move-in ready! Modern upgrades: fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. A full basement provides abundant storage and boundless potential. New shingles installed in 2021 deliver lasting peace of mind overhead. Relax and let the kids and fur-family enjoy the private fenced backyard complete with a shed and play place, creating an enchanting outdoor sanctuary. A water softener paired with reverse osmosis ensures pristine water quality, while all appliances stay. Walking distance to downtown Sandusky and conveniently close to the hospital, you're minutes from Port Sanilac and Lake Huron's sandy shores, with Department of Natural Resources boat launch access.

6. 2024-09-04
   soldstatus $162,000
7. 2024-08-30
   soldstatus $187,500 785-char remark

   Show marketing remark (785 chars)

   Step into this stunning, newly remodeled home that's ready for you to move in and enjoy! Modern Upgrades: Fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. Stay cool with A/C, relax in the privacy-fenced yard, and appreciate the peace of mind with new shingles installed in 2021. Enjoy the full finished basement, perfect for additional living space, a home office, or a recreation area. It's an ideal location that's close to the hospital, walking distance to downtown Sandusky, and only 15 minutes from Port Sanilac and Lake Huron, where you can take advantage of the sandy beach and DNR boat launch. This home combines modern amenities with a prime location, offering the best of both worlds.

8. 2024-08-30
   soldstatus $187,500 Closed

   Show marketing remark (785 chars)

   Step into this stunning, newly remodeled home that's ready for you to move in and enjoy! Modern Upgrades: Fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. Stay cool with A/C, relax in the privacy-fenced yard, and appreciate the peace of mind with new shingles installed in 2021. Enjoy the full finished basement, perfect for additional living space, a home office, or a recreation area. It's an ideal location that's close to the hospital, walking distance to downtown Sandusky, and only 15 minutes from Port Sanilac and Lake Huron, where you can take advantage of the sandy beach and DNR boat launch. This home combines modern amenities with a prime location, offering the best of both worlds.

9. 2024-08-01
   status Pending
10. 2024-07-30
    historical Accepting Backup Offers
11. 2024-07-16
    listed $179,900 785-char remark

    Show marketing remark (785 chars)

    Step into this stunning, newly remodeled home that's ready for you to move in and enjoy! Modern Upgrades: Fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. Stay cool with A/C, relax in the privacy-fenced yard, and appreciate the peace of mind with new shingles installed in 2021. Enjoy the full finished basement, perfect for additional living space, a home office, or a recreation area. It's an ideal location that's close to the hospital, walking distance to downtown Sandusky, and only 15 minutes from Port Sanilac and Lake Huron, where you can take advantage of the sandy beach and DNR boat launch. This home combines modern amenities with a prime location, offering the best of both worlds.

12. 2024-07-16
    listed $179,900 Active

    Show marketing remark (785 chars)

    Step into this stunning, newly remodeled home that's ready for you to move in and enjoy! Modern Upgrades: Fresh newer drywall, all new interior doors and flooring, and a newly updated kitchen complete with an island that bathes in natural light. Stay cool with A/C, relax in the privacy-fenced yard, and appreciate the peace of mind with new shingles installed in 2021. Enjoy the full finished basement, perfect for additional living space, a home office, or a recreation area. It's an ideal location that's close to the hospital, walking distance to downtown Sandusky, and only 15 minutes from Port Sanilac and Lake Huron, where you can take advantage of the sandy beach and DNR boat launch. This home combines modern amenities with a prime location, offering the best of both worlds.

13. 2022-06-21
    historical
14. 2022-06-21
    historical
15. 2022-06-16
    status Back on Market
16. 2022-06-14
    historical Accepting Backup Offers
17. 2022-06-06
    listed $169,900 Active
18. 2022-06-06
    listed $169,900
19. 2019-05-20
    soldstatus $105,000 Sold
20. 2019-05-20
    soldstatus $105,000 Closed
21. 2019-05-20
    soldstatus $105,000
22. 2019-04-03
    status Pending
23. 2019-04-03
    status Pending
24. 2019-03-26
    listed $99,000 Active
25. 2019-03-26
    listed $99,000 Active
26. 2016-09-20
    soldstatus $16,575 Sold
27. 2016-09-20
    soldstatus $16,575 Closed
28. 2016-08-05
    status Pending
29. 2016-08-03
    historical
30. 2016-07-18
    status Pending
31. 2016-07-18
    status Pending
32. 2016-06-27
    price $16,575
33. 2016-06-27
    price $16,575
34. 2016-05-27
    price $28,125
35. 2016-05-26
    price $28,125
36. 2016-04-25
    listed $30,625 Active
37. 2016-04-25
    listed $30,625 Active
38. 2016-03-30
    historical
39. 2016-01-07
    listed $37,500 Active
40. 2008-09-03
    soldstatus $53,500

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,658 · $138/mo
• Expected delta: +$1,037/yr (+$86/mo · 166.9%)

ⓘ 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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,273
• − Mortgage interest: −$9,803
• − Property taxes: −$621
• − Insurance: −$875
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$5,091
• Taxable loss: −$3,561
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $411/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: Sandusky Community School District
• NCES district ID: 2630840
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $38,671
• Composite: 36.7/100
• National rank: #4598
• State rank: #169 of 540 in MI

Livability — Sandusky

• Score: 68/100
• State rank: #362
• US rank: #9299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandusky, MI
• City population: 5,518
• Population (ZIP): 5,518

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 1.79%
• Current HPI: 202.536
• 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

+227.1% since first listed

40 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-23 Listed $175,000 MiRealSource-MiMLS
• 2026-04-23 Listed $175,000 REALCOMP
• 2026-04-23 Coming Soon $175,000 MiRealSource-MiMLS
• 2024-09-04 Sold (Public Records) $162,000 Public Records
• 2024-08-30 Sold (MLS) $187,500 MiRealSource-MiMLS
• 2024-08-30 Sold (MLS) $187,500 REALCOMP
• 2024-08-01 Pending — MiRealSource-MiMLS
• 2024-07-30 Contingent — MiRealSource-MiMLS
• 2024-07-16 Listed $179,900 MiRealSource-MiMLS
• 2024-07-16 Listed $179,900 REALCOMP
• 2022-06-21 Listing Removed — REALCOMP
• 2022-06-21 Listing Removed — MiRealSource-MiMLS
• 2022-06-16 Relisted — MiRealSource-MiMLS
• 2022-06-14 Contingent — MiRealSource-MiMLS
• 2022-06-06 Listed $169,900 REALCOMP
• 2022-06-06 Listed $169,900 MiRealSource-MiMLS
• 2019-05-20 Sold (Public Records) $105,000 Public Records
• 2019-05-20 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2019-05-20 Sold (MLS) $105,000 REALCOMP
• 2019-04-03 Pending — MiRealSource-MiMLS
• 2019-04-03 Pending — REALCOMP
• 2019-03-26 Listed $99,000 MiRealSource-MiMLS
• 2019-03-26 Listed $99,000 REALCOMP
• 2016-09-20 Sold (MLS) $16,575 MiRealSource-MiMLS
• 2016-09-20 Sold (MLS) $16,575 REALCOMP
• 2016-08-05 Pending — REALCOMP
• 2016-08-03 Listing Removed — REALCOMP
• 2016-07-18 Pending — MiRealSource-MiMLS
• 2016-07-18 Pending — REALCOMP
• 2016-06-27 Price Changed $16,575 MiRealSource-MiMLS
• 2016-06-27 Price Changed $16,575 REALCOMP
• 2016-05-27 Price Changed $28,125 MiRealSource-MiMLS
• 2016-05-26 Price Changed $28,125 REALCOMP
• 2016-04-25 Listed $30,625 MiRealSource-MiMLS
• 2016-04-25 Listed $30,625 REALCOMP
• 2016-03-30 Listing Removed — REALCOMP
• 2016-01-07 Listed $37,500 REALCOMP
• 2008-09-03 Sold (Public Records) $53,500 Public Records

Property tax history

-3.3%/yr

Latest (2025): $621 · -57.8% YoY. Source: county tax records.