434 Saddlebrook Dr · Linden, MI 48451

$339,900

3 bd · 2.5 ba · 1,606 sqft · SingleFamily · 5 Days on market

Built 2021 Good condition 0.26 ac lot Est $302k · 13% over

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Why this score? — see what drove the F 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 +11.0/30.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 434 Saddlebrook Dr — a beautifully maintained 2020-built home with modern upgrades throughout. Enjoy the fully fenced backyard featuring a 6-foot privacy fence, stamped concrete patio, and gazebo — perfect for relaxing or entertaining. Recent updates include new appliances (2026), upgraded roof ridge ventilation and blown-in attic insulation (2026), water softener (2024), whole-home humidifier (2024), and washer/dryer (2020), new interior paint throughout (2026). Move-in ready with modern comfort, energy-efficient improvements, and stylish outdoor living space in a desirable Linden location.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2021

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer (assumed by typical hookup); Natural gas for heating
• Home design: Residential property; More than 2 stories; Built in 2021; Frontage approximately 84 feet
• Construction: Vinyl siding construction; Basement foundation; Built in 2021
• Exterior features: Vinyl siding; Paved street frontage

Interior

• Kitchen: Kitchen on entry level, approximately 12 x 17 with vinyl flooring
• Bedrooms: Primary bedroom on second floor, approx. 12 x 14 with carpet; Second bedroom on second floor, approx. 10 x 10 with carpet; Third bedroom on second floor, approx. 10 x ? with carpet; Total of 8 rooms
• Flooring: Carpet in bedrooms and great room; Vinyl flooring in kitchen and bathrooms
• Bathrooms: Two full bathrooms (both on second floor) and one entry-level lavatory; Vinyl flooring in bathrooms and entry-level lavatory
• Heating & cooling: Forced air heating; Natural gas heating fuel
• Interior features: Unfinished basement
• Laundry & utility: Basement (unfinished) for utilities/laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (17.8% below list).
• Recommended offer: $280k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.8% in Linden — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#170 in MI, #4,456 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Linden Community Schools (suburban): math 38% / reading 54% proficiency, ranked #119 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $279,500 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $301,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Tickner St	0.25mi	3/1.5	1,642 (+2%)	7mo	$274,900	$167	75
710 Grant Cir	0.32mi	3/1.0	1,518 (-6%)	13mo	$245,000	$161	59
214 Willow Ln	0.48mi	3/2.0	1,403 (-13%)	2mo	$253,000	$180	53
684 Haystack Dr	0.20mi	3/1.5	1,378 (-14%)	12mo	$247,500	$180	52
712 Bush St	0.70mi	3/1.5	1,500 (-7%)	3mo	$255,000	$170	50
245 Andrea Ave	0.59mi	3/2.0	1,450 (-10%)	8mo	$322,500	$222	48
185 Laura Ln	0.66mi	3/2.5	1,805 (+12%)	1mo	$339,900	$188	47
595 Rockway Dr	0.26mi	4/2.0 (+1)	1,388 (-14%)	15mo	$285,000	$205	46
5202 Amelia Earhart Dr	0.68mi	3/2.0	1,796 (+12%)	3mo	$568,000	$316	44
185 Laura Ln	0.66mi	3/2.5	1,805 (+12%)	8mo	$305,000	$169	42
507 Hickory St	0.61mi	4/1.5 (+1)	1,461 (-9%)	12mo	$282,000	$193	38
510 Hickory St St	0.60mi	3/1.5	1,392 (-13%)	10mo	$270,000	$194	37

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-64,012
• Equity at exit: $50,680

10-year hold

• IRR: -11.8%
• Equity multiple: 0.29×
• Total profit: $-67,126
• Equity at exit: $29,388

Cash invested: $95,172 (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 48451

• Active inventory: 222
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-141

Break-even live

Break-even rent $2,973

Max offer price $319,508

Occupancy floor —

Sensitivity live

Price	-10% $94	-5% $-23	+0% $-141	+5% $-258	+10% $-376
Rent	-10% $-362	-5% $-251	+0% $-141	+5% $-31	+10% $80
Rate	-1.0pp $30	-0.5pp $-54	base $-141	+0.5pp $-229	+1.0pp $-319

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Saddlebrook Dr Linden, MI	4.0	2.5	2003	$2,795	$1.40	5d	1	0.17mi

Listing history 5 events

1. 2026-06-02
   status $339,900 Pending 5 DOM
2. 2026-06-01
   days on market $339,900 Active 5 DOM
3. 2026-05-31
   days on market $339,900 Active 4 DOM
4. 2026-05-30
   days on market $339,900 Active 3 DOM
5. 2026-05-26
   historical $339,900

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,540
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$9,888
• Taxable loss: −$7,552
• Est. tax savings @ 24.0%: +$1,813
• After-tax cash flow: $121/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 2020-built home is move-in ready with modern upgrades and energy-efficient improvements. The fenced backyard and stamped concrete patio provide a great outdoor living space.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and can increase both resale and rental value
• Both painting exterior — fresh paint can improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and can increase both resale and rental value ↑
• Both painting exterior — fresh paint can improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Linden Community Schools
• NCES district ID: 2621690
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $69,129
• Composite: 41.24/100
• National rank: #3532
• State rank: #119 of 540 in MI

Livability — Linden

• Score: 74/100
• State rank: #170
• US rank: #4456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linden, MI
• Population (ZIP): 15,993

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.03%
• Current HPI: 260.4332
• 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

1 event — show timeline

• 2026-05-26 Coming Soon $339,900 MiRealSource-MiMLS