2101 Mushroom Rd · Moore, MI 48472

$75,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily · 20 Days on market

Poor condition 2.00 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Great Opportunity to own an affordable farmhouse on 2 acres of land! This 2 story home presents with 3 bedrooms, 1 bath, original hardwood floors, roof and windows within the last 10 years, newer kitchen cabinets, and a 2-car attached garage. Beautiful location is close to city conveniences but tucked on a country road. Home needs a little TLC and outside clean-up, bring your ideas and country dreams!

Key facts

• 2 acres of land
• 2 acre lot
• 2 garage spots

Tags

• 2 ACRES OF LAND
• ORIGINAL HARDWOOD FLOORS
• NEWER KITCHEN CABINETS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic tank sewage
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Dirt road access; 2-acre lot (330 x 264)

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 11 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 ($519 loan paydown + $3k appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.63% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.46%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.86×
• Total profit: $39,052
• Equity at exit: $35,447

10-year hold

• IRR: 32.2%
• Equity multiple: 5.63×
• Total profit: $97,312
• Equity at exit: $56,009

Cash invested: $21,000 (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 48472

• Home prices YoY: 3.1%
• Active inventory: 11
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $446

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $497	-5% $471	+0% $446	+5% $420	+10% $394
Rent	-10% $349	-5% $397	+0% $446	+5% $494	+10% $542
Rate	-1.0pp $483	-0.5pp $465	base $446	+0.5pp $426	+1.0pp $406

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-16
   days on market $75,000 Active 20 DOM
2. 2026-06-15
   days on market $75,000 Active 19 DOM
3. 2026-06-13
   days on market $75,000 Active 17 DOM
4. 2026-06-12
   days on market $75,000 Active 16 DOM
5. 2026-06-09
   days on market $75,000 Active 13 DOM
6. 2026-06-09
   remarks 610-char remark
7. 2026-06-09
   price $75,000 Active 12 DOM
8. 2026-06-08
   remarks 569-char remark
9. 2026-06-08
   days on market $99,900 Active 12 DOM
10. 2026-06-07
    days on market $99,900 Active 11 DOM
11. 2026-06-05
    days on market $99,900 Active 9 DOM
12. 2026-06-04
    days on market $99,900 Active 7 DOM
13. 2026-06-03
    remarks 513-char remark
14. 2026-06-02
    pricedays on market $99,900 Active 6 DOM
15. 2026-06-01
    days on market $105,000 Active 5 DOM
16. 2026-05-31
    days on market $105,000 Active 4 DOM
17. 2026-05-31
    days on market $105,000 Active 3 DOM
18. 2026-05-27
    listed $105,000 Active

    Show marketing remark (404 chars)

    Great Opportunity to own an affordable farmhouse on 2 acres of land! This 2 story home presents with 3 bedrooms, 1 bath, original hardwood floors, roof and windows within the last 10 years, newer kitchen cabinets, and a 2-car attached garage. Beautiful location is close to city conveniences but tucked on a country road. Home needs a little TLC and outside clean-up, bring your ideas and country dreams!

19. 2026-05-27
    listed $105,000 Active 404-char remark

    Show marketing remark (404 chars)

    Great Opportunity to own an affordable farmhouse on 2 acres of land! This 2 story home presents with 3 bedrooms, 1 bath, original hardwood floors, roof and windows within the last 10 years, newer kitchen cabinets, and a 2-car attached garage. Beautiful location is close to city conveniences but tucked on a country road. Home needs a little TLC and outside clean-up, bring your ideas and country dreams!

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,641
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,182
• Taxable income: $4,415
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,287/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This 1919 farmhouse requires extensive repairs and updates to bring it up to a livable condition. Significant improvements in the kitchen, bathrooms, and exterior will significantly enhance its resale and rental value.

Repairs flagged

• Major kitchen appliances — Signs of wear and tear
• Major bathroom fixtures — Signs of wear and tear
• Major exterior cleaning — Needs cleaning and possibly repainting
• Major interior painting — Needs repainting
• Major window replacements — Signs of wear and tear

Value-add opportunities

• Both exterior cleaning and repainting — Enhances curb appeal and resale value
• Both kitchen and bathroom updates — Improves functionality and resale value
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Signs of wear and tear	Major	$15,000–50,000
bathroom fixtures · Signs of wear and tear	Major	$15,000–50,000
exterior cleaning · Needs cleaning and possibly repainting	Major	$15,000–50,000
interior painting · Needs repainting	Major	$15,000–50,000
window replacements · Signs of wear and tear	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior cleaning and repainting — Enhances curb appeal and resale value ↑
• Both kitchen and bathroom updates — Improves functionality and resale value ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Moore

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

Census & demographics

• Population (ZIP): 1,444

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% Arabic 1%

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: ▲ 3.41%
• Current HPI: 113.949
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $105,000 REALCOMP
• 2026-05-27 Listed $105,000 MiRealSource-MiMLS