3893 Sage Ln · DeWitt, MI 48820

$349,900

4 bd · 2.0 ba · 2,190 sqft · SingleFamily public records · 71 Days on market

Built 1965 0.89 ac lot $160/sqft · at area comps Est $542k · 35% under ↓ 5% since listing

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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 +15.0/15.0
• Cash flow +10.2/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

Key facts

• Hardwood flooring
• Custom-built
• Common beach area

Tags

• CUSTOM-BUILT
• PRIVATE SUBDIVISION LAKE
• COMMON BEACH AREA
• PRIVATE BACKYARD
• HARDWOOD FLOORING
• NATURAL REDWOOD SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (28.6% below list).
• Recommended offer: $250k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in DeWitt — 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 78/100 on livability (#99 in MI, #2,361 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• Dewitt Public Schools (suburban): math 51% / reading 60% proficiency, ranked #53 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 154 units permitted in Clinton County in 2024 (0 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $249,946 (28.6% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 11.7

CMA / ARV

• ARV (median comp): $541,703
• List price: $349,900
• Delta: -35.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12684 Airport Rd	0.14mi	3/1.5 (-1)	2,150 (-2%)	4mo	$247,500	$115	80
4123 Presidents Way	0.20mi	4/2.5	2,508 (+14%)	6mo	$419,000	$167	59
1212 Sandhill Dr	0.35mi	4/2.5	2,412 (+10%)	12mo	$405,000	$168	55
4139 Presidents Way	0.28mi	3/2.5 (-1)	2,064 (-6%)	19mo	$395,000	$191	54
1120 Sandhill Dr	0.38mi	3/2.5 (-1)	2,430 (+11%)	4mo	$385,000	$158	53
4265 Presidents Way #14	0.42mi	3/2.5 (-1)	1,992 (-9%)	8mo	$376,000	$189	52
1306 Schavey Rd	0.59mi	4/2.0	1,916 (-12%)	1mo	$220,000	$115	51
3891 W Herbison Rd	0.42mi	3/2.5 (-1)	2,056 (-6%)	16mo	$265,000	$129	50
1232 Sandhill Dr	0.34mi	3/1.5 (-1)	1,930 (-12%)	10mo	$328,000	$170	49
12880 Paradise Dr	0.52mi	4/2.5	2,412 (+10%)	22mo	$420,000	$174	39
1310 Schavey Rd	0.60mi	3/1.5 (-1)	1,928 (-12%)	13mo	$320,000	$166	35

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-69,471
• Equity at exit: $52,171

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-77,252
• Equity at exit: $30,253

Cash invested: $97,972 (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 48820

• Active inventory: 103
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,499 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$193 /mo · $2,312/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-199

Break-even live

Break-even rent $2,751

Max offer price $314,788

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 W Clark Rd DeWitt, MI	1.0–3.0	1.0–2.5	1196	$3,326	$2.78	21d	1	1.31mi

Listing history 21 events

1. 2026-06-15
   statusdays on market $349,900 Pending 71 DOM
2. 2026-06-14
   days on market $349,900 Active 70 DOM
3. 2026-06-10
   days on market $349,900 Active 67 DOM
4. 2026-06-09
   days on market $349,900 Active 66 DOM
5. 2026-06-08
   days on market $349,900 Active 65 DOM
6. 2026-06-07
   days on market $349,900 Active 64 DOM
7. 2026-06-03
   days on market $349,900 Active 60 DOM
8. 2026-06-02
   days on market $349,900 Active 59 DOM
9. 2026-06-01
   days on market $349,900 Active 58 DOM
10. 2026-05-31
    days on market $349,900 Active 57 DOM
11. 2026-05-30
    days on market $349,900 Active 56 DOM
12. 2026-05-17
    price $349,900 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

13. 2026-05-16
    price $349,900 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

14. 2026-05-02
    status Active 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

15. 2026-05-01
    status Active 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

16. 2026-04-11
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

17. 2026-04-11
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

18. 2026-03-26
    price $359,900 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

19. 2026-03-26
    price $359,900 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

20. 2026-03-13
    listed $369,900 Active 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

21. 2026-03-13
    listed $369,900 Active 863-char remark

    Show marketing remark (863 chars)

    Well maintained custom-built one owner 4 Bed, 2 Bath split level ranch on almost an acre with a creek running along one edge. Peaceful natural setting in a subdivision will make you feel like you are secluded yet connected with your neighbors at the same time. Includes access to a private subdivision lake with a common beach area for fishing, swimming, or just having a picnic. Three large family rooms give you plenty of space for indoor activities. Two patio doors on the lower level that give you access to a private backyard. Two garages provide space for vehicles, toys, and protected workspaces. Hardwood flooring under the carpet on upper level provides built-in flooring options. Natural redwood siding on the front gives this home added character. Agent is related to seller. Includes a whole house backup generator, so you will never be without power.

ⓘ 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: $2,312 · $193/mo
• Projected year-2 tax: $3,850 · $321/mo
• Expected delta: +$1,538/yr (+$128/mo · 66.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,994
• − Mortgage interest: −$19,600
• − Property taxes: −$2,312
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$10,179
• Taxable loss: −$8,645
• Est. tax savings @ 24.0%: +$2,075
• After-tax cash flow: $-310/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: Dewitt Public Schools
• NCES district ID: 2611550
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $80,391
• Composite: 50.22/100
• National rank: #1895
• State rank: #53 of 540 in MI

Livability — DeWitt

• Score: 78/100
• State rank: #99
• US rank: #2361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clinton County · 18,357 people
• City population: 18,357
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 18,357
• Household income: $112,526
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 183.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 81,490 people
• By 2030: 82,558 · +1.3%
• By 2040: 82,325 · +1.0%
• By 2050: 79,133 · -2.9%
• By 2075: 65,737 · -19.3%
• By 2100: 51,314 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Lean R (+8.6) · D 44.9% · R 53.5% · Other 1.5%
• 2008→2024 swing: -9.3pp toward R · 2008: 0.7pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.5 2016: R+12.7 2012: R+6.2 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.50%
• Current HPI: 231.0122
• Rent YoY: —
• Metro: Lansing-East Lansing, MI
• 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

-5.4% since first listed

10 events — show timeline

• 2026-05-17 Price Changed $349,900 MiRealSource-MiMLS
• 2026-05-16 Price Changed $349,900 REALCOMP
• 2026-05-02 Relisted — REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-04-11 Pending — REALCOMP
• 2026-04-11 Pending — MiRealSource-MiMLS
• 2026-03-26 Price Changed $359,900 MiRealSource-MiMLS
• 2026-03-26 Price Changed $359,900 REALCOMP
• 2026-03-13 Listed $369,900 REALCOMP
• 2026-03-13 Listed $369,900 MiRealSource-MiMLS

Property tax history

-1.0%/yr

Latest (2025): $2,312 · -35.9% YoY. Source: county tax records.