593 W Kessler Ct · Sanford, MI 48657

$105,000

2 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 5 Days on market

Built 1988 0.47 ac lot Est $155k · 32% 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).

• Cash flow +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU FOUND A KEEPER ON KESSLER! Opportunity knocks with this 1,248 sq. ft. ranch-style home offering 3 bedrooms and 2 full bathrooms. This property features a functional single-level layout with great potential for customization and value-add improvements. Enjoy additional space with the 24’ x 8’ attached enclosed porch, perfect for a mudroom, seasonal sitting area, or future expansion. Car enthusiasts, hobbyists, or those needing serious storage will appreciate the massive 24’ x 50’ garage, offering incredible workspace and versatility. This home will require some TLC, making it ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold AS-IS. Cash offers only.

Key facts

• Single-level layout
• Massive garage
• 0.47 acre lot

Tags

• SINGLE-LEVEL LAYOUT
• ATTACHED ENCLOSED PORCH
• MASSIVE GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 7.4% vs local median 2.6% in Sanford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#330 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety C-, schools D, amenities F.
• Meridian Public Schools (rural): math 30% / reading 47% proficiency, ranked #225 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 320 units permitted in Midland County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Midland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $60k; list at $105k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $105,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $155,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
593 W Kessler Ct	0.00mi	3/2.0 (+1)	1,248 (+4%)	1mo	$100,000	$80	87
2832 N West River Rd	0.39mi	3/1.0 (+1)	1,152 (-4%)	11mo	$149,500	$130	57
602 W Brownlee Rd	0.41mi	2/2.0	1,152 (-4%)	22mo	$215,000	$187	56

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-10,858
• Equity at exit: $15,656

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,450
• Equity at exit: $9,078

Cash invested: $29,400 (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 48657

• Active inventory: 33
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $96

Break-even live

Break-even rent $943

Max offer price $105,000

Occupancy floor 86%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-08
   status Pending

   Show marketing remark (729 chars)

   YOU FOUND A KEEPER ON KESSLER! Opportunity knocks with this 1,248 sq. ft. ranch-style home offering 3 bedrooms and 2 full bathrooms. This property features a functional single-level layout with great potential for customization and value-add improvements. Enjoy additional space with the 24’ x 8’ attached enclosed porch, perfect for a mudroom, seasonal sitting area, or future expansion. Car enthusiasts, hobbyists, or those needing serious storage will appreciate the massive 24’ x 50’ garage, offering incredible workspace and versatility. This home will require some TLC, making it ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold AS-IS. Cash offers only.

2. 2026-03-08
   status Pending 729-char remark

   Show marketing remark (729 chars)

   YOU FOUND A KEEPER ON KESSLER! Opportunity knocks with this 1,248 sq. ft. ranch-style home offering 3 bedrooms and 2 full bathrooms. This property features a functional single-level layout with great potential for customization and value-add improvements. Enjoy additional space with the 24’ x 8’ attached enclosed porch, perfect for a mudroom, seasonal sitting area, or future expansion. Car enthusiasts, hobbyists, or those needing serious storage will appreciate the massive 24’ x 50’ garage, offering incredible workspace and versatility. This home will require some TLC, making it ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold AS-IS. Cash offers only.

3. 2026-03-03
   listed $105,000 Active

   Show marketing remark (729 chars)

   YOU FOUND A KEEPER ON KESSLER! Opportunity knocks with this 1,248 sq. ft. ranch-style home offering 3 bedrooms and 2 full bathrooms. This property features a functional single-level layout with great potential for customization and value-add improvements. Enjoy additional space with the 24’ x 8’ attached enclosed porch, perfect for a mudroom, seasonal sitting area, or future expansion. Car enthusiasts, hobbyists, or those needing serious storage will appreciate the massive 24’ x 50’ garage, offering incredible workspace and versatility. This home will require some TLC, making it ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold AS-IS. Cash offers only.

4. 2026-03-03
   listed $105,000 Active 729-char remark

   Show marketing remark (729 chars)

   YOU FOUND A KEEPER ON KESSLER! Opportunity knocks with this 1,248 sq. ft. ranch-style home offering 3 bedrooms and 2 full bathrooms. This property features a functional single-level layout with great potential for customization and value-add improvements. Enjoy additional space with the 24’ x 8’ attached enclosed porch, perfect for a mudroom, seasonal sitting area, or future expansion. Car enthusiasts, hobbyists, or those needing serious storage will appreciate the massive 24’ x 50’ garage, offering incredible workspace and versatility. This home will require some TLC, making it ideal for investors, flippers, or buyers looking to build sweat equity. Property is being sold AS-IS. Cash offers only.

5. 2000-12-29
   soldstatus $60,000
6. 1993-11-01
   soldstatus $52,500

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/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 ≥98°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: $12,779
• − Mortgage interest: −$5,882
• − Property taxes: −$1,808
• − Insurance: −$525
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,055
• Taxable loss: −$535
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,283/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: Meridian Public Schools
• NCES district ID: 2623580
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $51,641
• Composite: 33.34/100
• National rank: #5493
• State rank: #225 of 540 in MI

Livability — Sanford

• Score: 70/100
• State rank: #330
• US rank: #8145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,700

Population outlook (Midland County) Hauer SSP2

• Today (2025): 83,968 people
• By 2030: 83,368 · -0.7%
• By 2040: 80,713 · -3.9%
• By 2050: 76,698 · -8.7%
• By 2075: 67,617 · -19.5%
• By 2100: 57,529 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Lithuanian 5% Slovak 2%
• Foreign-born: 1%

Political lean MEDSL · Midland

• 2024 margin: R (+15.2) · D 41.6% · R 56.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -3.6pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+14.6 2016: R+19.4 2012: R+15.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.99%
• Current HPI: 206.5704
• 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

+100.0% since first listed

6 events — show timeline

• 2026-03-08 Pending — REALCOMP
• 2026-03-08 Pending — MiRealSource-MiMLS
• 2026-03-03 Listed $105,000 MiRealSource-MiMLS
• 2026-03-03 Listed $105,000 REALCOMP
• 2000-12-29 Sold (Public Records) $60,000 Public Records
• 1993-11-01 Sold (Public Records) $52,500 Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,808 · +5.1% YoY. Source: county tax records.