6034 W Sterling Rd · Adams, MI 48659

$150,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 227 Days on market

Built 1940 2.40 ac lot Est $283k · 47% 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 +18.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

Key facts

• Plenty of yard space
• Open views
• Rural privacy

Tags

• GARDEN PLOT
• OUTBUILDINGS FOR STORAGE
• RURAL PRIVACY
• EASY HIGHWAY ACCESS
• PLENTY OF YARD SPACE
• OPEN VIEWS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One-and-a-half story
• Construction: Vinyl siding; Block foundation; Block basement
• Exterior features: Fronts on a creek; Cleared and sloped lot; Shed(s) on the property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane fuel; Ceiling fan(s) for cooling
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $135k (10.2% below list).
• Recommended offer: $132k (12.0% 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.
• Standish-Sterling Community Schools (rural): math 37% / reading 51% proficiency, ranked #168 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.7% local appreciation)).
• Arenac County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $150k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.90% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $282,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Kuehn Rd	0.45mi	3/2.0 (-1)	1,704 (-5%)	11mo	$265,000	$156	56
1858 Kuehn Rds	0.24mi	3/2.0 (-1)	1,560 (-13%)	24mo	$245,000	$157	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.41×
• Total profit: $59,302
• Equity at exit: $101,058

10-year hold

• IRR: 19.4%
• Equity multiple: 4.94×
• Total profit: $165,331
• Equity at exit: $189,404

Cash invested: $42,000 (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 48659

• Home prices YoY: 3.5%
• Active inventory: 13
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $152

Break-even live

Break-even rent $1,155

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-17
   status $150,000 Pending 227 DOM
2. 2026-06-16
   days on market $150,000 Active Under Contract 227 DOM
3. 2026-06-15
   days on market $150,000 Active Under Contract 226 DOM
4. 2026-06-13
   days on market $150,000 Active Under Contract 224 DOM
5. 2026-06-12
   days on market $150,000 Active Under Contract 223 DOM
6. 2026-06-09
   days on market $150,000 Active Under Contract 220 DOM
7. 2026-06-08
   days on market $150,000 Active Under Contract 219 DOM
8. 2026-06-07
   days on market $150,000 Active Under Contract 218 DOM
9. 2026-06-07
   days on market $150,000 Active Under Contract 217 DOM
10. 2026-06-04
    days on market $150,000 Active Under Contract 214 DOM
11. 2026-06-02
    days on market $150,000 Active Under Contract 213 DOM
12. 2026-06-01
    days on market $150,000 Active Under Contract 212 DOM
13. 2026-05-31
    days on market $150,000 Active Under Contract 211 DOM
14. 2026-05-31
    days on market $150,000 Active Under Contract 210 DOM
15. 2026-05-19
    historical Active Under Contract

    Show marketing remark (616 chars)

    This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

16. 2026-05-19
    historical Accepting Backup Offers 616-char remark

    Show marketing remark (616 chars)

    This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

17. 2026-04-26
    price $150,000 616-char remark

    Show marketing remark (616 chars)

    This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

18. 2026-04-26
    price $150,000

    Show marketing remark (616 chars)

    This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

19. 2026-02-24
    price $160,000 616-char remark

    Show marketing remark (616 chars)

    This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

20. 2026-02-23
    price $160,000
21. 2025-12-10
    price $175,000 616-char remark

    Show marketing remark (616 chars)

    This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

22. 2025-12-09
    price $175,000
23. 2025-11-01
    listed $185,000 Active
24. 2025-10-31
    listed $185,000 Active 616-char remark

    Show marketing remark (616 chars)

    This four-bedroom, one-and-a-half-story farmhouse sits on 2.5 acres just off I-75 between Standish and West Branch. Set on a hill with open views of surrounding farm fields, the property offers the kind of rural privacy people actually want. The home includes a nice garden plot ready for planting, plenty of yard space, and the kind of setting that feels quiet without being isolated. Easy highway access, country living, and room to breathe—that’s the draw here. Included are two outbuildings for storage. This property does need some TLC and is ready for your idyllic vision.

25. 2006-04-28
    soldstatus $72,000

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$776/yr (+$65/mo · 102.3%)

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 13 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: $16,170
• − Mortgage interest: −$8,402
• − Property taxes: −$758
• − Insurance: −$750
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$4,364
• Taxable loss: −$692
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,992/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: Standish-Sterling Community Schools
• NCES district ID: 2632940
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $39,526
• Composite: 36.76/100
• National rank: #4573
• State rank: #168 of 540 in MI

Livability — Adams

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

Census & demographics

• Population (ZIP): 2,740

Population outlook (Arenac County) Hauer SSP2

• Today (2025): 14,036 people
• By 2030: 13,189 · -6.0%
• By 2040: 11,309 · -19.4%
• By 2050: 9,616 · -31.5%
• By 2075: 6,776 · -51.7%
• By 2100: 4,997 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Romanian 18% Lithuanian 9% Slovak 5%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Arenac

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.3%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+35.7 2016: R+33.1 2012: R+4.9 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.71%
• Current HPI: 200.245
• 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

+108.3% since first listed

11 events — show timeline

• 2026-05-19 Contingent — REALCOMP
• 2026-05-19 Contingent — MiRealSource-MiMLS
• 2026-04-26 Price Changed $150,000 MiRealSource-MiMLS
• 2026-04-26 Price Changed $150,000 REALCOMP
• 2026-02-24 Price Changed $160,000 MiRealSource-MiMLS
• 2026-02-23 Price Changed $160,000 REALCOMP
• 2025-12-10 Price Changed $175,000 MiRealSource-MiMLS
• 2025-12-09 Price Changed $175,000 REALCOMP
• 2025-11-01 Listed $185,000 REALCOMP
• 2025-10-31 Listed $185,000 MiRealSource-MiMLS
• 2006-04-28 Sold (Public Records) $72,000 Public Records

Property tax history

+0.6%/yr

Latest (2024): $758 · +6.4% YoY. Source: county tax records.