1026 S Sandusky Rd · Sandusky, MI 48471

$139,900

3 bd · 1.0 ba · 1,312 sqft · SingleFamily · 12 Days on market

Built 1955 0.57 ac lot $107/sqft · 70% above area

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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 +16.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Own your own home for less than renting! Located just 2 miles south of Sandusky, this affordable 3-bedroom home offers the perfect blend of country living and convenience. Situated on a paved road with no city water or sewer bills, you’ll enjoy lower taxes while still being close to town. Inside, you’ll find beautiful hardwood floors, a formal dining room, and a HUGE 15x19 living room with plenty of space for relaxing or entertaining. The 22x22 garage provides excellent storage, and the fenced yard offers room to enjoy the outdoors (south side fencing owned by neighbor). Additional features include a shared well, plus the stove, washer, dryer, and water softener (condition unknown) all stay. A new furnace & water heater was installed in April 2023 for added peace of mind. Affordable, spacious, and in a great location—don’t miss this opportunity! Home does need a little TLC. Newer bathroom cabinet & counter stay (still in boxes).

Key facts

• New furnace
• Country living
• Paved road

Tags

• COUNTRY LIVING
• PAVED ROAD
• FENCED YARD
• SHARED WELL
• NEW FURNACE
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Shared well water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Garage structure on property
• Exterior features: Deck; Porch; Fenced yard; Paved road access

Interior

• Kitchen: Range; Oven; Dishwasher not listed
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Dryer and Washer included; Oven and Range included; Hardwood floors; Crawl space basement; Total of 6 rooms
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $73 ($872/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 $122k (12.9% below list).
• Recommended offer: $122k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#362 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• 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.
• Market conditions: 22 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 ($967 loan paydown + $3k appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 7y 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 $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,889 (12.9% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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: 0.87% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $82,433
• List price: $139,900
• Delta: 69.71%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E Cooper Rd	0.24mi	3/1.0	1,325 (+1%)	9mo	$210,000	$158	80

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

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.33×
• Total profit: $12,732
• Equity at exit: $53,629

10-year hold

• IRR: 9.7%
• Equity multiple: 2.28×
• Total profit: $50,224
• Equity at exit: $76,051

Cash invested: $39,172 (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 48471

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $73

Break-even live

Break-even rent $1,127

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-05-12
   status Pending 954-char remark

   Show marketing remark (978 chars)

   Own your own home for less than renting! Located just 2 miles south of Sandusky, this affordable 3-bedroom home offers the perfect blend of country living and convenience. Situated on a paved road with no city water or sewer bills, you’ll enjoy lower taxes while still being close to town. Inside, you’ll find beautiful hardwood floors, a formal dining room, and a HUGE 15x19 living room with plenty of space for relaxing or entertaining. The 22x22 garage provides excellent storage, and the fenced yard offers room to enjoy the outdoors (south side fencing owned by neighbor). Additional features include a shared well, plus the stove, washer, dryer, and water softener (condition unknown) all stay. A new furnace & water heater was installed in April 2023 for added peace of mind. Affordable, spacious, and in a great location—don’t miss this opportunity! Home does need a little TLC. Newer bathroom cabinet & counter stay (still in boxes).

2. 2026-05-12
   status Pending 978-char remark

   Show marketing remark (978 chars)

   Own your own home for less than renting! Located just 2 miles south of Sandusky, this affordable 3-bedroom home offers the perfect blend of country living and convenience. Situated on a paved road with no city water or sewer bills, you’ll enjoy lower taxes while still being close to town. Inside, you’ll find beautiful hardwood floors, a formal dining room, and a HUGE 15x19 living room with plenty of space for relaxing or entertaining. The 22x22 garage provides excellent storage, and the fenced yard offers room to enjoy the outdoors (south side fencing owned by neighbor). Additional features include a shared well, plus the stove, washer, dryer, and water softener (condition unknown) all stay. A new furnace & water heater was installed in April 2023 for added peace of mind. Affordable, spacious, and in a great location—don’t miss this opportunity! Home does need a little TLC. Newer bathroom cabinet & counter stay (still in boxes).

3. 2026-04-30
   listed $139,900 Active 954-char remark

   Show marketing remark (978 chars)

   Own your own home for less than renting! Located just 2 miles south of Sandusky, this affordable 3-bedroom home offers the perfect blend of country living and convenience. Situated on a paved road with no city water or sewer bills, you’ll enjoy lower taxes while still being close to town. Inside, you’ll find beautiful hardwood floors, a formal dining room, and a HUGE 15x19 living room with plenty of space for relaxing or entertaining. The 22x22 garage provides excellent storage, and the fenced yard offers room to enjoy the outdoors (south side fencing owned by neighbor). Additional features include a shared well, plus the stove, washer, dryer, and water softener (condition unknown) all stay. A new furnace & water heater was installed in April 2023 for added peace of mind. Affordable, spacious, and in a great location—don’t miss this opportunity! Home does need a little TLC. Newer bathroom cabinet & counter stay (still in boxes).

4. 2026-04-30
   listed $139,900 Active 978-char remark

   Show marketing remark (978 chars)

   Own your own home for less than renting! Located just 2 miles south of Sandusky, this affordable 3-bedroom home offers the perfect blend of country living and convenience. Situated on a paved road with no city water or sewer bills, you’ll enjoy lower taxes while still being close to town. Inside, you’ll find beautiful hardwood floors, a formal dining room, and a HUGE 15x19 living room with plenty of space for relaxing or entertaining. The 22x22 garage provides excellent storage, and the fenced yard offers room to enjoy the outdoors (south side fencing owned by neighbor). Additional features include a shared well, plus the stove, washer, dryer, and water softener (condition unknown) all stay. A new furnace & water heater was installed in April 2023 for added peace of mind. Affordable, spacious, and in a great location—don’t miss this opportunity! Home does need a little TLC. Newer bathroom cabinet & counter stay (still in boxes).

5. 2021-06-21
   status Pending

   Show marketing remark (270 chars)

   Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

6. 2021-06-21
   status Pending

   Show marketing remark (270 chars)

   Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

7. 2021-06-21
   soldstatus $120,000

   Show marketing remark (270 chars)

   Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

8. 2021-06-18
   soldstatus $120,000 Sold

   Show marketing remark (270 chars)

   Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

9. 2021-06-18
   soldstatus $120,000 Closed

   Show marketing remark (270 chars)

   Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

10. 2021-04-30
    historical Keep Showing-Contgcy Appl

    Show marketing remark (270 chars)

    Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

11. 2021-04-30
    historical Accepting Backup Offers

    Show marketing remark (270 chars)

    Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

12. 2021-04-21
    listed $124,900 Active

    Show marketing remark (270 chars)

    Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

13. 2021-04-21
    listed $124,900 Active

    Show marketing remark (270 chars)

    Only 2 miles from town! This 3 bedroom home is cute as a button and you will fall in love when you step inside. Nice sized rooms! Detached garage for extra storage space. Formal dining room. Well is shared with the neighbor and there is a recorded shared well agreement.

14. 2020-02-24
    soldstatus $95,000
15. 2020-02-21
    soldstatus $95,000 Closed
16. 2020-02-21
    soldstatus $95,000
17. 2020-01-21
    status Pending
18. 2019-11-15
    price $102,900
19. 2019-11-05
    price $104,900
20. 2019-10-23
    listed $109,900 Active
21. 2019-10-23
    listed $102,900
22. 2019-03-06
    soldstatus $80,000
23. 2019-03-06
    soldstatus $80,000 Closed
24. 2019-01-22
    status Pending
25. 2019-01-17
    listed $89,900
26. 2019-01-17
    listed $89,900 Active

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$487/yr (+$41/mo · 41.3%)

ⓘ 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 1/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,627
• − Mortgage interest: −$7,837
• − Property taxes: −$1,180
• − Insurance: −$700
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,070
• Taxable loss: −$1,499
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $1,232/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: 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 — Sandusky

• Score: 68/100
• State rank: #362
• US rank: #9299

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,518
• Population (ZIP): 5,518

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 1.79%
• Current HPI: 202.536
• 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

+55.6% since first listed

26 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-04-30 Listed $139,900 MiRealSource-MiMLS
• 2026-04-30 Listed $139,900 REALCOMP
• 2021-06-21 Pending — MiRealSource-MiMLS
• 2021-06-21 Pending — REALCOMP
• 2021-06-21 Sold (Public Records) $120,000 Public Records
• 2021-06-18 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2021-06-18 Sold (MLS) $120,000 REALCOMP
• 2021-04-30 Contingent — MiRealSource-MiMLS
• 2021-04-30 Contingent — REALCOMP
• 2021-04-21 Listed $124,900 MiRealSource-MiMLS
• 2021-04-21 Listed $124,900 REALCOMP
• 2020-02-24 Sold (Public Records) $95,000 Public Records
• 2020-02-21 Sold (MLS) $95,000 REALCOMP
• 2020-02-21 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2020-01-21 Pending — MiRealSource-MiMLS
• 2019-11-15 Price Changed $102,900 MiRealSource-MiMLS
• 2019-11-05 Price Changed $104,900 MiRealSource-MiMLS
• 2019-10-23 Listed $102,900 REALCOMP
• 2019-10-23 Listed $109,900 MiRealSource-MiMLS
• 2019-03-06 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2019-03-06 Sold (MLS) $80,000 REALCOMP
• 2019-01-22 Pending — MiRealSource-MiMLS
• 2019-01-17 Listed $89,900 MiRealSource-MiMLS
• 2019-01-17 Listed $89,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $1,180 · +2.6% YoY. Source: county tax records.