8893 E Sanders Rd · Winn, MI 48891

$95,000

2 bd · 2.0 ba · 924 sqft · SingleFamily public records · 53 Days on market

Built 1980 1.82 ac lot $103/sqft · 43% below area Est $166k · 43% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome To 8893 E Sanders Rd - This Well-Maintained Home Sits On Almost 2 Acres And Offers Peaceful Country Living With Plenty Of Space. The Property Features A 24x24 Pole Barn With Cement Flooring, Perfect For Storage Or A Workshop. The Home Has Been Well Cared For And Includes A Ramp For Easy Handicap Access, Adding Extra Convenience And Accessibility.

Key facts

• Cement flooring
• 24x24 pole barn
• 1.82 acre lot

Tags

• 24X24 POLE BARN
• CEMENT FLOORING
• RAMP FOR EASY HANDICAP ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $81 ($972/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 $93k (1.7% below list).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Vestaburg Community Schools (rural): math 33% / reading 37% proficiency, ranked #459 of 760 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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 $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $166,025
• List price: $95,000
• Delta: -42.78%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8937 E Sanders Rd	0.05mi	3/2.0 (+1)	910 (-2%)	2mo	$151,900	$167	88
8937 E Sanders Rd	0.21mi	3/2.0 (+1)	910 (-2%)	2mo	$151,900	$167	81

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-10,219
• Equity at exit: $14,165

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,195
• Equity at exit: $8,214

Cash invested: $26,600 (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 48891

• Home prices YoY: -25.1%
• Active inventory: 12
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $81

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 86%

Sensitivity live

Price	-10% $147	-5% $114	+0% $81	+5% $48	+10% $15
Rent	-10% $7	-5% $44	+0% $81	+5% $118	+10% $155
Rate	-1.0pp $129	-0.5pp $105	base $81	+0.5pp $56	+1.0pp $31

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-02
   status $95,000 Pending 53 DOM
2. 2026-06-01
   days on market $95,000 Active 53 DOM
3. 2026-05-31
   days on market $95,000 Active 52 DOM
4. 2026-05-31
   days on market $95,000 Active 51 DOM
5. 2026-04-09
   listed $99,000 Active 356-char remark

   Show marketing remark (356 chars)

   Welcome To 8893 E Sanders Rd - This Well-Maintained Home Sits On Almost 2 Acres And Offers Peaceful Country Living With Plenty Of Space. The Property Features A 24x24 Pole Barn With Cement Flooring, Perfect For Storage Or A Workshop. The Home Has Been Well Cared For And Includes A Ramp For Easy Handicap Access, Adding Extra Convenience And Accessibility.

6. 2026-04-09
   listed $99,000 Active 356-char remark

   Show marketing remark (356 chars)

   Welcome To 8893 E Sanders Rd - This Well-Maintained Home Sits On Almost 2 Acres And Offers Peaceful Country Living With Plenty Of Space. The Property Features A 24x24 Pole Barn With Cement Flooring, Perfect For Storage Or A Workshop. The Home Has Been Well Cared For And Includes A Ramp For Easy Handicap Access, Adding Extra Convenience And Accessibility.

7. 2026-04-09
   listed $99,000 Active

   Show marketing remark (356 chars)

   Welcome To 8893 E Sanders Rd - This Well-Maintained Home Sits On Almost 2 Acres And Offers Peaceful Country Living With Plenty Of Space. The Property Features A 24x24 Pole Barn With Cement Flooring, Perfect For Storage Or A Workshop. The Home Has Been Well Cared For And Includes A Ramp For Easy Handicap Access, Adding Extra Convenience And Accessibility.

8. 2025-12-19
   historical
9. 2025-12-19
   historical
10. 2025-10-14
    price $99,000
11. 2025-10-14
    price $99,000
12. 2025-10-14
    price $99,000
13. 2025-08-23
    listed $105,000 Active
14. 2025-08-22
    listed $105,000 Active
15. 2024-01-03
    soldstatus $65,000
16. 2023-12-20
    soldstatus $65,000 Sold
17. 2023-12-20
    soldstatus $65,000 Sold
18. 2023-12-20
    soldstatus $65,000 Closed
19. 2023-12-20
    soldstatus $65,000 Closed
20. 2023-12-20
    soldstatus $65,000 Sold
21. 2023-12-12
    status Pending
22. 2023-12-12
    status Pending
23. 2023-12-11
    status Pending
24. 2023-12-11
    status Pending
25. 2023-12-11
    status Pending
26. 2023-12-11
    listed $75,000 Active
27. 2023-12-11
    listed $75,000 Active
28. 2023-12-11
    listed $75,000 Active
29. 2023-12-11
    listed $75,000 Active
30. 2023-12-11
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 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: $11,203
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,764
• Taxable loss: −$574
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,110/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: Vestaburg Community Schools
• NCES district ID: 2634920
• Math proficiency: 33% ▲ 9.00%
• Reading proficiency: 37% ▲ 7.00%
• Median HH income: $43,346
• Composite: 32.34/100
• National rank: #10890
• State rank: #459 of 760 in MI

Livability — Winn

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

Census & demographics

• City population: 218
• Population (ZIP): 2,923

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.90%
• Current HPI: 208.6966
• 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

+32.0% since first listed

26 events — show timeline

• 2026-04-09 Listed $99,000 REALCOMP
• 2026-04-09 Listed $99,000 MiRealSource-MiMLS
• 2026-04-09 Listed $99,000 SW Michigan MLS
• 2025-12-19 Listing Removed — MiRealSource-MiMLS
• 2025-12-19 Listing Removed — REALCOMP
• 2025-10-14 Price Changed $99,000 MiRealSource-MiMLS
• 2025-10-14 Price Changed $99,000 REALCOMP
• 2025-10-14 Price Changed $99,000 SW Michigan MLS
• 2025-08-23 Listed $105,000 REALCOMP
• 2025-08-22 Listed $105,000 MiRealSource-MiMLS
• 2024-01-03 Sold (Public Records) $65,000 Public Records
• 2023-12-20 Sold (MLS) $65,000 SW Michigan MLS
• 2023-12-20 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2023-12-20 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2023-12-20 Sold (MLS) $65,000 REALCOMP
• 2023-12-20 Sold (MLS) $65,000 REALCOMP
• 2023-12-12 Pending — REALCOMP
• 2023-12-12 Pending — REALCOMP
• 2023-12-11 Pending — MiRealSource-MiMLS
• 2023-12-11 Pending — MiRealSource-MiMLS
• 2023-12-11 Pending — SW Michigan MLS
• 2023-12-11 Listed $75,000 SW Michigan MLS
• 2023-12-11 Listed $75,000 MiRealSource-MiMLS
• 2023-12-11 Listed $75,000 MiRealSource-MiMLS
• 2023-12-11 Listed $75,000 REALCOMP
• 2023-12-11 Listed $75,000 REALCOMP