1534 Grummett St · Minden, MI 48456

$144,400

3 bd · 2.0 ba · 2,100 sqft · SingleFamily · 87 Days on market

Built 1985 8,712 sqft lot $69/sqft · at area comps Est $141k · at est.

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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 +18.7/30.0
• ARV discount +6.5/15.0
• DSCR +5.9/10.0
• Appreciation +5.8/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3-bedroom, 2-bath ranch at 1534 Grummett St in Minden City offers single-story living with comfort and convenience. Built in 1985, this home boasts a spacious layout, a welcoming front porch and deck, a 2-car detached garage, and is just minutes from shopping and local amenities. Don't miss your chance-schedule a visit today!

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (11.2% below list).
• Recommended offer: $128k (11.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ubly Community Schools (rural): math 32% / reading 52% proficiency, ranked #188 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 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 $3k of equity ($998 loan paydown + $2k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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.
• Current owner paid $70k; list at $144k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $128,199 (11.2% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (median comp): $141,314
• List price: $144,400
• Delta: 2.18%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.41×
• Total profit: $16,613
• Equity at exit: $54,476

10-year hold

• IRR: 11.2%
• Equity multiple: 2.46×
• Total profit: $59,232
• Equity at exit: $76,586

Cash invested: $40,432 (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 48456

• Home prices YoY: 2.2%
• Active inventory: 1
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$757
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $143

Break-even live

Break-even rent $1,101

Max offer price $144,400

Occupancy floor 84%

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: $36,100
• Closing costs: $4,332
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $144,400 Active 87 DOM
2. 2026-06-17
   days on market $144,400 Active 86 DOM
3. 2026-06-16
   days on market $144,400 Active 85 DOM
4. 2026-06-15
   days on market $144,400 Active 84 DOM
5. 2026-06-13
   days on market $144,400 Active 82 DOM
6. 2026-06-12
   days on market $144,400 Active 81 DOM
7. 2026-06-09
   days on market $144,400 Active 78 DOM
8. 2026-06-08
   days on market $144,400 Active 77 DOM
9. 2026-06-07
   days on market $144,400 Active 76 DOM
10. 2026-06-05
    pricedays on market $144,400 Active 74 DOM
11. 2026-06-04
    days on market $145,900 Active 72 DOM
12. 2026-06-02
    days on market $145,900 Active 71 DOM
13. 2026-06-01
    days on market $145,900 Active 70 DOM
14. 2026-05-31
    days on market $145,900 Active 69 DOM
15. 2026-05-31
    days on market $145,900 Active 68 DOM
16. 2026-03-23
    listed $145,900 Active 341-char remark

    Show marketing remark (353 chars)

    This charming 3-bedroom, 2-bath ranch at 1534 Grummett St in Minden City offers single-story living with comfort and convenience. Built in 1985, this home boasts a spacious layout, a welcoming front porch and deck, a 2-car detached garage, and is just minutes from shopping and local amenities. Don’t miss your chance—schedule a visit today!

17. 2026-03-23
    listed $145,900 Active 353-char remark

    Show marketing remark (353 chars)

    This charming 3-bedroom, 2-bath ranch at 1534 Grummett St in Minden City offers single-story living with comfort and convenience. Built in 1985, this home boasts a spacious layout, a welcoming front porch and deck, a 2-car detached garage, and is just minutes from shopping and local amenities. Don’t miss your chance—schedule a visit today!

18. 2018-07-03
    soldstatus $70,000
19. 2018-06-22
    soldstatus $70,000
20. 2018-06-22
    soldstatus $70,000 Closed
21. 2018-04-22
    status Pending
22. 2018-01-25
    price $68,000
23. 2017-10-28
    price $69,900
24. 2017-09-26
    price $72,000
25. 2017-09-08
    price $74,000
26. 2017-08-06
    listed $75,000 Active
27. 2017-08-06
    listed $68,000
28. 2016-12-22
    soldstatus $27,000 Sold
29. 2016-12-22
    soldstatus $27,000 Closed
30. 2016-12-14
    status Pending
31. 2016-12-14
    status Pending
32. 2016-10-24
    listed $34,000 Active
33. 2016-10-24
    listed $34,000 Active
34. 2009-07-02
    soldstatus $29,000
35. 2009-06-10
    historical
36. 2009-06-04
    listed $29,000
37. 2007-06-12
    soldstatus $55,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$797/yr (+$66/mo · 126.7%)

ⓘ 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 ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,384
• − Mortgage interest: −$8,089
• − Property taxes: −$629
• − Insurance: −$722
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$4,201
• Taxable loss: −$718
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,887/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: Ubly Community Schools
• NCES district ID: 2634380
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $45,820
• Composite: 35.67/100
• National rank: #4876
• State rank: #188 of 540 in MI

Livability — Minden

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

Census & demographics

• Census place: Minden City, MI
• Population (ZIP): 768

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Romanian 24% Lithuanian 6% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 1.68%
• Current HPI: 77.4943
• 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

+165.3% since first listed

22 events — show timeline

• 2026-03-23 Listed $145,900 REALCOMP
• 2026-03-23 Listed $145,900 MiRealSource-MiMLS
• 2018-07-03 Sold (Public Records) $70,000 Public Records
• 2018-06-22 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2018-06-22 Sold (MLS) $70,000 REALCOMP
• 2018-04-22 Pending — MiRealSource-MiMLS
• 2018-01-25 Price Changed $68,000 MiRealSource-MiMLS
• 2017-10-28 Price Changed $69,900 MiRealSource-MiMLS
• 2017-09-26 Price Changed $72,000 MiRealSource-MiMLS
• 2017-09-08 Price Changed $74,000 MiRealSource-MiMLS
• 2017-08-06 Listed $75,000 MiRealSource-MiMLS
• 2017-08-06 Listed $68,000 REALCOMP
• 2016-12-22 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2016-12-22 Sold (MLS) $27,000 REALCOMP
• 2016-12-14 Pending — MiRealSource-MiMLS
• 2016-12-14 Pending — REALCOMP
• 2016-10-24 Listed $34,000 MiRealSource-MiMLS
• 2016-10-24 Listed $34,000 REALCOMP
• 2009-07-02 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2009-06-10 Listing Removed — MiRealSource-MiMLS
• 2009-06-04 Listed $29,000 MiRealSource-MiMLS
• 2007-06-12 Sold (Public Records) $55,000 Public Records

Property tax history

-8.3%/yr

Latest (2025): $629 · -41.3% YoY. Source: county tax records.