5330 Ruth St · Sherman, MI 48624

$94,987

2 bd · 1.0 ba · 840 sqft · SingleFamily · 106 Days on market

Built 1950 7,405 sqft lot $113/sqft · 43% above area Est $66k · 43% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rustic Charm Meets Modern Comfort in This Idyllic Retreat - Step into the perfect blend of rustic allure & contemporary convenience with this beautifully updated 2-bedroom, 1-bath home. From the moment you enter, you’ll be captivated by the cozy ambiance created by rich knotty pine walls & exposed wood beams—evoking the warmth of a true up-north getaway. Recent upgrades, including a brand-new roof & well pump, provide peace of mind & lasting value. Outside, the property continues to impress with 2 sheds for all your storage needs & a private outdoor sauna complete with a built-in shower—your own personal spa. Tucked away near Grass Lake and the beloved Hoister Lake, this home is just a short distance from thousands of acres of State Land with snowmobile & ATV trails, offering boundless opportunities for hiking, boating, fishing, hunting, and year-round adventure. Whether you're looking for a serene weekend escape or a cozy full-time residence, this property delivers the best of Northern living in a setting that’s nothing short of magical. (Large shed to the right of the house is not included with the sale and will be removed when frost laws are lifted)

Key facts

• Knotty pine walls
• Exposed wood beams
• Updated home

Tags

• UPDATED HOME
• KNOTTY PINE WALLS
• EXPOSED WOOD BEAMS
• NEW ROOF
• PRIVATE OUTDOOR SAUNA
• BUILT-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% 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.
• Harrison Community Schools (town): math 17% / reading 28% proficiency, ranked #457 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 287 active listings in the ZIP; 90 units permitted in Gladwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gladwin County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,438 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.22%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $66,430
• List price: $94,987
• Delta: 42.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5309 Rose St	0.16mi	2/1.0	800 (-5%)	9mo	$60,000	$75	77
5293 Rose St	0.14mi	2/1.0	950 (+13%)	1mo	$119,900	$126	71
5380 Pine St	0.46mi	2/1.0	858 (+2%)	12mo	$79,900	$93	65
5419 Pine St	0.57mi	2/1.0	935 (+11%)	0mo	$121,750	$130	55
5375 Pine St	0.47mi	1/1.0 (-1)	800 (-5%)	14mo	$47,000	$59	53
5451 Morrow Ln	0.50mi	3/1.0 (+1)	965 (+15%)	14mo	$130,000	$135	36

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $32,945
• Equity at exit: $14,163

10-year hold

• IRR: 37.0%
• Equity multiple: 4.42×
• Total profit: $91,004
• Equity at exit: $8,213

Cash invested: $26,596 (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 48624

• Home prices YoY: -23.4%
• Active inventory: 287
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $759

Break-even live

Break-even rent $831

Max offer price $94,987

Occupancy floor 53%

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: $23,747
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $94,987 Active 106 DOM
2. 2026-06-17
   days on market $94,987 Active 105 DOM
3. 2026-06-16
   days on market $94,987 Active 104 DOM
4. 2026-06-15
   days on market $94,987 Active 103 DOM
5. 2026-06-13
   days on market $94,987 Active 101 DOM
6. 2026-06-12
   days on market $94,987 Active 100 DOM
7. 2026-06-09
   days on market $94,987 Active 97 DOM
8. 2026-06-08
   days on market $94,987 Active 96 DOM
9. 2026-06-07
   days on market $94,987 Active 95 DOM
10. 2026-06-07
    days on market $94,987 Active 94 DOM
11. 2026-06-04
    days on market $94,987 Active 91 DOM
12. 2026-06-02
    days on market $94,987 Active 90 DOM
13. 2026-06-01
    days on market $94,987 Active 89 DOM
14. 2026-05-31
    days on market $94,987 Active 88 DOM
15. 2026-05-31
    days on market $94,987 Active 87 DOM
16. 2026-05-17
    price $94,987 1230-char remark

    Show marketing remark (1230 chars)

    Rustic Charm Meets Modern Comfort in This Idyllic Retreat - Step into the perfect blend of rustic allure & contemporary convenience with this beautifully updated 2-bedroom, 1-bath home. From the moment you enter, you’ll be captivated by the cozy ambiance created by rich knotty pine walls & exposed wood beams—evoking the warmth of a true up-north getaway. Recent upgrades, including a brand-new roof & well pump, provide peace of mind & lasting value. Outside, the property continues to impress with 2 sheds for all your storage needs & a private outdoor sauna complete with a built-in shower—your own personal spa. Tucked away near Grass Lake and the beloved Hoister Lake, this home is just a short distance from thousands of acres of State Land with snowmobile & ATV trails, offering boundless opportunities for hiking, boating, fishing, hunting, and year-round adventure. Whether you're looking for a serene weekend escape or a cozy full-time residence, this property delivers the best of Northern living in a setting that’s nothing short of magical. (Large shed to the right of the house is not included with the sale and will be removed when frost laws are lifted)

17. 2026-03-04
    listed $99,987 Active 1230-char remark

    Show marketing remark (1230 chars)

    Rustic Charm Meets Modern Comfort in This Idyllic Retreat - Step into the perfect blend of rustic allure & contemporary convenience with this beautifully updated 2-bedroom, 1-bath home. From the moment you enter, you’ll be captivated by the cozy ambiance created by rich knotty pine walls & exposed wood beams—evoking the warmth of a true up-north getaway. Recent upgrades, including a brand-new roof & well pump, provide peace of mind & lasting value. Outside, the property continues to impress with 2 sheds for all your storage needs & a private outdoor sauna complete with a built-in shower—your own personal spa. Tucked away near Grass Lake and the beloved Hoister Lake, this home is just a short distance from thousands of acres of State Land with snowmobile & ATV trails, offering boundless opportunities for hiking, boating, fishing, hunting, and year-round adventure. Whether you're looking for a serene weekend escape or a cozy full-time residence, this property delivers the best of Northern living in a setting that’s nothing short of magical. (Large shed to the right of the house is not included with the sale and will be removed when frost laws are lifted)

18. 2025-06-30
    historical
19. 2025-05-11
    listed $114,987 Active
20. 2025-01-02
    listed $135,000 Active
21. 2024-12-05
    historical
22. 2024-12-05
    historical
23. 2024-08-25
    listed $135,000 Active
24. 2024-08-25
    listed $135,000 Active
25. 2021-08-04
    soldstatus $69,500
26. 2021-08-03
    soldstatus $69,500 Sold
27. 2021-08-03
    soldstatus $69,500 Closed
28. 2021-07-09
    status Pending
29. 2021-07-09
    status Pending
30. 2021-06-29
    historical Accepting Backup Offers
31. 2021-06-29
    historical Accepting Backup Offers
32. 2021-06-07
    price $69,500
33. 2021-06-06
    price $69,500
34. 2021-05-01
    listed $72,500 Active
35. 2021-05-01
    listed $72,500 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $21,493
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$2,763
• Taxable income: $8,070
• Est. tax owed @ 24.0%: −$1,937
• After-tax cash flow: $7,165/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: Harrison Community Schools
• NCES district ID: 2617820
• Math proficiency: 17% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $30,377
• Composite: 18.07/100
• National rank: #8977
• State rank: #457 of 540 in MI

Livability — Sherman

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

Census & demographics

• Population (ZIP): 16,269

Population outlook (Gladwin County) Hauer SSP2

• Today (2025): 23,440 people
• By 2030: 22,281 · -4.9%
• By 2040: 19,867 · -15.2%
• By 2050: 17,667 · -24.6%
• By 2075: 12,909 · -44.9%
• By 2100: 8,629 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Gladwin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: 1.5pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.8 2016: R+34.7 2012: R+7.2 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.67%
• Current HPI: 238.0744
• 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

+31.0% since first listed

20 events — show timeline

• 2026-05-17 Price Changed $94,987 MiRealSource-MiMLS
• 2026-03-04 Listed $99,987 MiRealSource-MiMLS
• 2025-06-30 Listing Removed — MiRealSource-MiMLS
• 2025-05-11 Listed $114,987 MiRealSource-MiMLS
• 2025-01-02 Listed $135,000 WWMLS
• 2024-12-05 Listing Removed — MiRealSource-MiMLS
• 2024-12-05 Listing Removed — REALCOMP
• 2024-08-25 Listed $135,000 MiRealSource-MiMLS
• 2024-08-25 Listed $135,000 REALCOMP
• 2021-08-04 Sold (Public Records) $69,500 Public Records
• 2021-08-03 Sold (MLS) $69,500 MiRealSource-MiMLS
• 2021-08-03 Sold (MLS) $69,500 REALCOMP
• 2021-07-09 Pending — MiRealSource-MiMLS
• 2021-07-09 Pending — REALCOMP
• 2021-06-29 Contingent — MiRealSource-MiMLS
• 2021-06-29 Contingent — REALCOMP
• 2021-06-07 Price Changed $69,500 MiRealSource-MiMLS
• 2021-06-06 Price Changed $69,500 REALCOMP
• 2021-05-01 Listed $72,500 MiRealSource-MiMLS
• 2021-05-01 Listed $72,500 REALCOMP

Property tax history

-8.8%/yr

Latest (2025): $154 · -82.9% YoY. Source: county tax records.