10611 W Saint Charles Rd · Sumner, MI 48889

$110,000

3 bd · 1.0 ba · 1,640 sqft · SingleFamily · 97 Days on market

Built 1900 0.30 ac lot $67/sqft · 38% below area Est $176k · 38% under ↓ 8% since listing

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bed 1 bath home with a fenced in yard. With your vision and a renovation loan this could be your dream home! This home qualifies for a renovation financing. With the renovation loan buyers can renovate/repair this property to their liking. Buyer and buyer agent to verify all information. bank owned limited info.

Key facts

• Fenced in yard
• 0.3 acre lot
• Pool

Tags

• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (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.
• Ithaca Public Schools (rural): math 31% / reading 48% proficiency, ranked #221 of 540 in MI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 47 units permitted in Gratiot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gratiot County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1900 — 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: 1.10% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $176,238
• List price: $110,000
• Delta: -37.58%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10678 Cedar St	0.19mi	2/1.0 (-1)	1,642 (+0%)	15mo	$205,000	$125	73
10711 W Saint Charles Rd	0.11mi	3/1.0	1,696 (+3%)	20mo	$145,900	$86	72

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,530
• Equity at exit: $16,401

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $11,066
• Equity at exit: $9,511

Cash invested: $30,800 (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 48889

• Home prices YoY: -28.8%
• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $193

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $110,000 Active 97 DOM
2. 2026-06-17
   days on market $110,000 Active 96 DOM
3. 2026-06-16
   days on market $110,000 Active 95 DOM
4. 2026-06-15
   days on market $110,000 Active 94 DOM
5. 2026-06-13
   days on market $110,000 Active 92 DOM
6. 2026-06-12
   days on market $110,000 Active 91 DOM
7. 2026-06-09
   days on market $110,000 Active 88 DOM
8. 2026-06-08
   days on market $110,000 Active 87 DOM
9. 2026-06-07
   days on market $110,000 Active 86 DOM
10. 2026-06-07
    days on market $110,000 Active 85 DOM
11. 2026-06-04
    days on market $110,000 Active 82 DOM
12. 2026-06-02
    days on market $110,000 Active 81 DOM
13. 2026-06-01
    days on market $110,000 Active 80 DOM
14. 2026-05-31
    days on market $110,000 Active 79 DOM
15. 2026-05-31
    days on market $110,000 Active 78 DOM
16. 2026-03-13
    listed $110,000 Active 330-char remark

    Show marketing remark (330 chars)

    Check out this 3 bed 1 bath home with a fenced in yard. With your vision and a renovation loan this could be your dream home! This home qualifies for a renovation financing. With the renovation loan buyers can renovate/repair this property to their liking. Buyer and buyer agent to verify all information. bank owned limited info.

17. 2026-03-13
    listed $110,000 Active 330-char remark

    Show marketing remark (330 chars)

    Check out this 3 bed 1 bath home with a fenced in yard. With your vision and a renovation loan this could be your dream home! This home qualifies for a renovation financing. With the renovation loan buyers can renovate/repair this property to their liking. Buyer and buyer agent to verify all information. bank owned limited info.

18. 2022-08-31
    soldstatus $124,500
19. 2022-08-31
    soldstatus $124,500
20. 2022-08-31
    soldstatus $124,500
21. 2021-12-16
    listed $119,900
22. 2021-12-16
    listed $119,900

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,475
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,200
• Taxable income: $597
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,170/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: Ithaca Public Schools
• NCES district ID: 2619580
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $45,626
• Composite: 33.6/100
• National rank: #5412
• State rank: #221 of 540 in MI

Livability — Sumner

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

Census & demographics

• Population (ZIP): 1,496

Population outlook (Gratiot County) Hauer SSP2

• Today (2025): 39,991 people
• By 2030: 38,944 · -2.6%
• By 2040: 36,694 · -8.2%
• By 2050: 34,314 · -14.2%
• By 2075: 27,693 · -30.8%
• By 2100: 20,809 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Romanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Gratiot

• 2024 margin: Solid R (+31.3) · D 33.7% · R 65.0% · Other 1.4%
• 2008→2024 swing: -35.7pp toward R · 2008: 4.4pp · 2024: -31.3pp
• All cycles: 2024: R+31.3 2020: R+28.3 2016: R+25.6 2012: R+3.9 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.55%
• Current HPI: 159.529
• 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

-8.3% since first listed

7 events — show timeline

• 2026-03-13 Listed $110,000 MiRealSource-MiMLS
• 2026-03-13 Listed $110,000 REALCOMP
• 2022-08-31 Sold (Public Records) $124,500 Public Records
• 2022-08-31 Sold (MLS) $124,500 REALCOMP
• 2022-08-31 Sold (MLS) $124,500 MiRealSource-MiMLS
• 2021-12-16 Listed $119,900 REALCOMP
• 2021-12-16 Listed $119,900 MiRealSource-MiMLS