654 W Isabella Rd · Sanford, MI 48640

$125,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily · 1 Days on market

Built 1974 2.75 ac lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL 3 BEDROOM, 1 BATH RANCH NESTLED ON 2.75 ACRES OF LAND.

Key facts

• 2.75 acre lot
• Built 1974

Property features AI

Finance

• Other: Approximately 2.75 acres

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Residential property; One-story structure; Built in 1974
• Construction: Crawl foundation
• Exterior features: Vinyl siding; Road frontage

Interior

• Kitchen: Kitchen on the first floor, approximately 15 x 15
• Bedrooms: Primary bedroom on the first floor, approximately 19 x 11; Second bedroom on the first floor, approximately 8 x 9; Third bedroom on the first floor, approximately 10 (width listed as W=10)
• Bathrooms: One full bathroom on the first floor, roughly 10 x 10
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.5% 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.
• Bullock Creek School District (rural): math 37% / reading 55% proficiency, ranked #132 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 110 active listings in the ZIP; solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 2y 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 $58k; list at $125k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.28% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $7,678
• Equity at exit: $18,638

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $42,664
• Equity at exit: $10,808

Cash invested: $35,000 (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 48640

• Home prices YoY: -21.7%
• Active inventory: 110
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $439

Break-even live

Break-even rent $1,051

Max offer price $125,000

Occupancy floor 68%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-03
   status $125,000 Pending 1 DOM
2. 2026-06-02
   listing id $125,000 Active 1 DOM
3. 2026-06-01
   remarks 64-char remark
4. 2026-06-01
   listed $125,000 Active 1 DOM

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$228/yr (+$19/mo · 15.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,268
• − Mortgage interest: −$7,002
• − Property taxes: −$1,468
• − Insurance: −$625
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,636
• Taxable income: $3,454
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $4,433/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: Bullock Creek School District
• NCES district ID: 2607320
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $52,984
• Composite: 39.68/100
• National rank: #3907
• State rank: #132 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

• County: Midland County · 66,531 people
• Metro: Midland, MI
• Population (ZIP): 32,492
• Household income: $80,574
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 939.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 1% Black 1%
• Common ancestry: Romanian 7% Lithuanian 4% Italian 3%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 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: ▼ -63.88%
• Current HPI: 230.5702
• Rent YoY: —
• Metro: Midland, MI
• 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

+284.6% since first listed

45 events — show timeline

• 2026-06-01 Listed $125,000 MiRealSource-MiMLS
• 2026-02-02 Sold (Public Records) $58,000 Public Records
• 2026-01-29 Sold (Public Records) $55,000 Public Records
• 2025-11-12 Pending — REALCOMP
• 2025-11-12 Pending — MiRealSource-MiMLS
• 2025-11-07 Listing Removed — MiRealSource-MiMLS
• 2025-11-07 Listing Removed — REALCOMP
• 2025-10-19 Price Changed $119,900 MiRealSource-MiMLS
• 2025-10-19 Price Changed $119,900 REALCOMP
• 2025-10-07 Price Changed $139,999 MiRealSource-MiMLS
• 2025-10-07 Price Changed $139,999 REALCOMP
• 2025-10-02 Price Changed $149,999 MiRealSource-MiMLS
• 2025-10-02 Price Changed $149,999 REALCOMP
• 2025-09-17 Price Changed $159,999 MiRealSource-MiMLS
• 2025-09-17 Price Changed $159,999 REALCOMP
• 2025-09-04 Price Changed $169,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $169,000 REALCOMP
• 2025-08-25 Price Changed $169,999 MiRealSource-MiMLS
• 2025-08-24 Price Changed $169,999 REALCOMP
• 2025-07-30 Price Changed $175,000 MiRealSource-MiMLS
• 2025-07-30 Relisted — REALCOMP
• 2025-07-30 Price Changed $175,000 REALCOMP
• 2025-07-30 Relisted — MiRealSource-MiMLS
• 2025-05-22 Pending — REALCOMP
• 2025-05-22 Pending — MiRealSource-MiMLS
• 2025-05-21 Listed $185,000 MiRealSource-MiMLS
• 2025-05-21 Listed $185,000 REALCOMP
• 2024-12-20 Sold (MLS) $58,000 REALCOMP
• 2024-12-20 Sold (MLS) $58,000 MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2024-12-04 Pending — REALCOMP
• 2024-12-04 Pending — MiRealSource-MiMLS
• 2024-11-07 Price Changed $105,000 MiRealSource-MiMLS
• 2024-11-07 Price Changed $105,000 REALCOMP
• 2024-10-21 Price Changed $129,900 MiRealSource-MiMLS
• 2024-10-21 Price Changed $129,900 REALCOMP
• 2024-09-25 Relisted — REALCOMP
• 2024-09-25 Relisted — MiRealSource-MiMLS
• 2024-07-25 Pending — REALCOMP
• 2024-07-25 Pending — MiRealSource-MiMLS
• 2024-07-17 Listed $139,900 REALCOMP
• 2024-07-17 Listed $139,900 MiRealSource-MiMLS
• 2007-12-05 Sold (Public Records) $55,000 Public Records
• 2002-12-18 Sold (Public Records) $54,500 Public Records
• 1994-04-01 Sold (Public Records) $32,500 Public Records

Property tax history

+1.4%/yr

Latest (2024): $1,468 · +4.9% YoY. Source: county tax records.