110 S Church St · Standish, MI 48658

$89,900

3 bd · 2.0 ba · 1,602 sqft · SingleFamily · 4 Days on market

Built 1890 8,712 sqft lot Est $162k · 44% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for the Fixer Upper crowd! Nice house that needs some tic. Cash or Conventional financing only!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1890

Property features AI

Exterior

• Parking: 1 garage space; Second (additional) garage structure
• Utilities: Public water; Shared septic
• Home design: Single-family residence, two levels; Residential zoning; Above-grade finished area approximately 1,602 square feet
• Construction: Aluminum siding; Block foundation; Built with block basement elements
• Exterior features: Porch; Fenced yard; Second garage; Lot roughly 68 x 124 (0.2 acre)

Interior

• Kitchen: Oven, Refrigerator, Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Oven, Refrigerator, Range; Has basement with block and concrete construction, interior entry, partial finish; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 68/100 on livability (#366 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D, amenities F, commute F.
• 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: 41 active listings in the ZIP; 30 units permitted in Arenac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Arenac County population projected at -32% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $19k; list at $90k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1890 — 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: 1.34% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $161,802
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 S Grove St	0.29mi	3/2.0	1,520 (-5%)	0mo	$128,500	$85	78
130 North St	0.50mi	3/2.0	1,600 (-0%)	8mo	$116,000	$73	70
218 S Church St	0.13mi	4/2.0 (+1)	1,800 (+12%)	4mo	$158,500	$88	65
118 S Front St	0.07mi	4/2.0 (+1)	1,778 (+11%)	11mo	$180,000	$101	64
209 W North St	0.53mi	3/2.0	1,560 (-3%)	10mo	$157,500	$101	63
517 Cherry St	0.63mi	4/2.0 (+1)	1,520 (-5%)	6mo	$204,000	$134	52
706 E Cedar St	0.60mi	3/2.0	1,750 (+9%)	14mo	$179,900	$103	45
3820 Wheeler Rd	0.57mi	2/2.0 (-1)	1,806 (+13%)	7mo	$160,000	$89	42

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,237
• Equity at exit: $13,404

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $32,276
• Equity at exit: $7,773

Cash invested: $25,172 (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 48658

• Home prices YoY: -29.6%
• Active inventory: 41
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $326

Break-even live

Break-even rent $791

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $377	-5% $352	+0% $326	+5% $301	+10% $275
Rent	-10% $231	-5% $279	+0% $326	+5% $374	+10% $421
Rate	-1.0pp $372	-0.5pp $349	base $326	+0.5pp $303	+1.0pp $279

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   statusdays on market $89,900 Pending 4 DOM
2. 2026-06-08
   days on market $89,900 Active 3 DOM
3. 2026-06-07
   days on market $89,900 Active 2 DOM
4. 2026-06-07
   remarks 113-char remark
5. 2026-06-07
   listed $89,900 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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $14,451
• − Mortgage interest: −$5,036
• − Property taxes: −$1,393
• − Insurance: −$450
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,615
• Taxable income: $2,645
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,281/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 — Standish

• Score: 68/100
• State rank: #366
• US rank: #9409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Standish, MI
• Population (ZIP): 4,806

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 17% Lithuanian 12% Slovak 2%
• Foreign-born: 1% · South Korea, Canada

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: ▼ -78.68%
• Current HPI: 186.6558
• 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

+28.4% since first listed

13 events — show timeline

• 2026-06-03 Listed $89,900 MiRealSource-MiMLS
• 2026-06-03 Listed $89,900 REALCOMP
• 2013-04-12 Sold (MLS) $19,250 MiRealSource-MiMLS
• 2013-03-29 Sold (MLS) $19,250 MiRealSource-MiMLS
• 2012-12-21 Listed $32,477 MiRealSource-MiMLS
• 2012-12-19 Listing Removed — MiRealSource-MiMLS
• 2012-12-19 Listed $32,477 MiRealSource-MiMLS
• 2012-09-18 Listed $44,550 MiRealSource-MiMLS
• 2011-07-01 Listing Removed — MiRealSource-MiMLS
• 2011-01-01 Listed $59,900 MiRealSource-MiMLS
• 2008-01-18 Sold (Public Records) $70,900 Public Records
• 2008-01-18 Sold (MLS) $70,900 MiRealSource-MiMLS
• 2007-11-02 Listed $70,000 MiRealSource-MiMLS

Property tax history

+0.4%/yr

Latest (2025): $1,393 · +4.9% YoY. Source: county tax records.