350 Orchard St · Standish, MI 48658

$150,000

3 bd · 2.0 ba · 1,990 sqft · SingleFamily · 119 Days on market

Built 1960 0.40 ac lot Est $177k · 15% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.4/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• 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

This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1960

Tags

• WELL-APPOINTED KITCHEN
• FULLY FENCED BACKYARD
• ABUNDANT STORAGE THROUGHOUT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation; Built with block basement
• Exterior features: Front porch; Fenced yard; Corner lot; Paved public road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Steam heating; Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Pantry; Living room fireplace; Basement (block)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $2 ($21/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 $126k (16.1% below list).
• Recommended offer: $126k (16.1% below list) — sets the bar for 1% rule.

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: 42 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $150k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $125,872 (16.1% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $177,110
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 E Orchard St	0.03mi	4/1.5 (+1)	1,918 (-4%)	23mo	$134,000	$70	66
128 S Court St	0.46mi	3/2.0	1,859 (-7%)	7mo	$72,500	$39	62
215 S Cass St	0.40mi	3/1.5	2,025 (+2%)	19mo	$228,175	$113	61
3820 Wheeler Rd	0.37mi	2/2.0 (-1)	1,806 (-9%)	7mo	$160,000	$89	57
315 S Cass St	0.43mi	4/1.5 (+1)	2,080 (+4%)	11mo	$180,000	$87	56
218 S Church St	0.50mi	4/2.0 (+1)	1,800 (-10%)	4mo	$158,500	$88	53
706 E Cedar St	0.33mi	3/2.0	1,750 (-12%)	14mo	$179,900	$103	52
118 S Front St	0.38mi	4/2.0 (+1)	1,778 (-11%)	11mo	$180,000	$101	51
3064 Grove Rd	0.69mi	3/2.5	1,808 (-9%)	12mo	$255,000	$141	41

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-24,202
• Equity at exit: $22,365

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-20,963
• Equity at exit: $12,969

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 48658

• Home prices YoY: -29.6%
• Active inventory: 42
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $2

Break-even live

Break-even rent $1,256

Max offer price $150,000

Occupancy floor 95%

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 20 events

1. 2026-06-01
   days on market $150,000 Active 119 DOM
2. 2026-05-31
   days on market $150,000 Active 118 DOM
3. 2026-05-31
   days on market $150,000 Active 117 DOM
4. 2026-03-28
   status Active

   Show marketing remark (1365 chars)

   This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

5. 2026-03-28
   status Active 1365-char remark

   Show marketing remark (1365 chars)

   This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

6. 2026-03-05
   status Pending
7. 2026-03-01
   status Pending

   Show marketing remark (1365 chars)

   This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

8. 2026-03-01
   status Pending 1365-char remark

   Show marketing remark (1365 chars)

   This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

9. 2026-03-01
   historical

   Show marketing remark (1365 chars)

   This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

10. 2026-02-23
    price $150,000 1365-char remark

    Show marketing remark (1365 chars)

    This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

11. 2026-02-23
    price $150,000

    Show marketing remark (1365 chars)

    This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

12. 2026-01-06
    listed $159,900 Active

    Show marketing remark (1365 chars)

    This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

13. 2026-01-06
    listed $159,900 Active 1365-char remark

    Show marketing remark (1365 chars)

    This warm and inviting family home offers the perfect blend of comfort, functionality, and everyday convenience. Thoughtfully designed with family living in mind, the spacious floor plan features bright, open living areas ideal for both relaxing evenings and lively gatherings. The heart of the home is a well-appointed kitchen with ample counter space, quality appliances, and clear sightlines to the dining and living areas—perfect for keeping an eye on little ones while cooking. Generously sized bedrooms provide room to grow, while the primary suite offers a private retreat with an en-suite bathroom and plenty of closet space. Step outside to a fully fenced backyard, ideal for kids, pets, and weekend barbecues. Whether it’s a playset, garden, or outdoor dining area, there’s room to make it your own. Located in a quiet, family-friendly neighborhood, this home is close to parks, schools, shopping, and everyday amenities, making daily routines easy and enjoyable. Highlights include: Open-concept living and dining areas Multiple spacious bedrooms Family-friendly backyard Abundant storage throughout Convenient location near schools and parks This is more than just a house—it’s a place to grow, gather, and create lasting memories. Schedule your showing today and see why this home is the perfect fit for your family.

14. 2022-07-05
    historical
15. 2022-07-05
    historical
16. 2022-06-29
    listed $149,900
17. 2022-06-29
    listed $149,900
18. 2010-11-03
    soldstatus $63,500
19. 2010-11-02
    soldstatus $63,500
20. 2010-09-10
    listed $69,900

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$294/yr (+$24/mo · 17.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,105
• − Mortgage interest: −$8,402
• − Property taxes: −$1,722
• − Insurance: −$750
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$4,364
• Taxable loss: −$2,550
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $633/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

+114.6% since first listed

17 events — show timeline

• 2026-03-28 Relisted — REALCOMP
• 2026-03-28 Relisted — MiRealSource-MiMLS
• 2026-03-05 Pending — REALCOMP
• 2026-03-01 Pending — REALCOMP
• 2026-03-01 Pending — MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-02-23 Price Changed $150,000 MiRealSource-MiMLS
• 2026-02-23 Price Changed $150,000 REALCOMP
• 2026-01-06 Listed $159,900 MiRealSource-MiMLS
• 2026-01-06 Listed $159,900 REALCOMP
• 2022-07-05 Listing Removed — MiRealSource-MiMLS
• 2022-07-05 Listing Removed — REALCOMP
• 2022-06-29 Listed $149,900 MiRealSource-MiMLS
• 2022-06-29 Listed $149,900 REALCOMP
• 2010-11-03 Sold (MLS) $63,500 MiRealSource-MiMLS
• 2010-11-02 Sold (Public Records) $63,500 Public Records
• 2010-09-10 Listed $69,900 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2024): $1,722 · +5.7% YoY. Source: county tax records.