3213 Sheridan Ave · Saginaw, MI 48601

$75,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 5 Days on market

Built 1959 9,191 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3213 Sheridan Ave. ! This move-in ready 3 bedroom, 1 bath home offers 864 square feet of comfortable living with the convenience of main-floor laundry. Enjoy a spacious yard with mature trees, a detached garage, and plenty of off-street parking. Whether you're looking for your first home, a rental investment, or a place to downsize, this affordable property offers great value and endless potential. Conveniently located near shopping, schools, and everyday amenities. Don't miss this opportunity!

Key facts

• Spacious yard
• Main-floor laundry
• Off-street parking

Tags

• MAIN-FLOOR LAUNDRY
• SPACIOUS YARD
• MATURE TREES
• DETACHED GARAGE
• OFF-STREET PARKING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1959
• Construction: Aluminum siding
• Exterior features: Shingle roof; Lot size about 0.21 acres; Public water

Interior

• Kitchen: Kitchen (8 x 18)
• Bedrooms: Primary bedroom (9 x 11); Bedroom 2 (9 x 11); Bedroom 3 (10 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Slab basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.1% vs local median 8.3% in Saginaw — 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 63/100 on livability (#521 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Saginaw School District (urban): math 20% / reading 29% proficiency, ranked #444 of 540 in MI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saginaw County population projected at -25% 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 25y 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 $8k; list at $75k implies a 838% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1959 — 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.39% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $39,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3133 Glenwood Ave	0.14mi	3/1.0	936 (+8%)	6mo	$43,000	$46	75
3212 Lowell Ave	0.35mi	2/1.0 (-1)	864 (0%)	10mo	$13,000	$15	70
2701 Sheridan Ave	0.35mi	3/1.0	924 (+7%)	3mo	$74,272	$80	70
3123 Glenwood Ave	0.15mi	2/1.0 (-1)	940 (+9%)	11mo	$49,900	$53	64
3353 Drexel Dr	0.23mi	3/1.0	975 (+13%)	11mo	$11,250	$12	59
2626 Hampshire St	0.32mi	3/1.0	975 (+13%)	8mo	$35,000	$36	57
2928 Walters Dr	0.58mi	3/1.0	936 (+8%)	7mo	$36,000	$38	53
2605 Lynnwood St	0.47mi	3/1.0	945 (+9%)	13mo	$40,000	$42	52
2411 Beechwood Ave	0.60mi	3/1.0	952 (+10%)	8mo	$40,000	$42	49
3213 Walters Dr	0.54mi	3/1.5	936 (+8%)	20mo	$86,500	$92	42
11 Woodward	0.64mi	3/1.0	988 (+14%)	24mo	$125,000	$127	26
2201 Robinwood Ave	0.73mi	2/1.0 (-1)	768 (-11%)	20mo	$45,000	$59	25

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $10,946
• Equity at exit: $11,183

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $39,215
• Equity at exit: $6,485

Cash invested: $21,000 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 199
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $363

Break-even live

Break-even rent $579

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	43d	1	1.03mi
113 Parkside Ct Saginaw, MI	1.0–3.0	1.0–1.5	808	$900	$1.11	43d	1	1.20mi
2554 Apollo Dr Unit AP2554 Saginaw, MI	3.0	2.0	960	$883	$0.92	43d	1	1.49mi

Listing history 6 events

1. 2026-06-19
   days on market $75,000 Active 5 DOM
2. 2026-06-18
   days on market $75,000 Active 4 DOM
3. 2026-06-17
   days on market $75,000 Active 3 DOM
4. 2026-06-16
   days on market $75,000 Active 2 DOM
5. 2026-06-15
   remarks 510-char remark
6. 2026-06-15
   listed $75,000 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: $398 · $33/mo
• Projected year-2 tax: $777 · $65/mo
• Expected delta: +$378/yr (+$32/mo · 95.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 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: $12,467
• − Mortgage interest: −$4,201
• − Property taxes: −$398
• − Insurance: −$375
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,182
• Taxable income: $3,316
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,560/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: Saginaw School District
• NCES district ID: 2630390
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $28,940
• Composite: 19.6/100
• National rank: #8755
• State rank: #444 of 540 in MI

Livability — Saginaw

• Score: 63/100
• State rank: #521
• US rank: #15424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saginaw, MI
• City population: 54,884
• Population (ZIP): 32,069

Population outlook (Saginaw County) Hauer SSP2

• Today (2025): 180,568 people
• By 2030: 172,302 · -4.6%
• By 2040: 153,919 · -14.8%
• By 2050: 135,519 · -24.9%
• By 2075: 97,199 · -46.2%
• By 2100: 65,037 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 27% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Saginaw

• 2024 margin: Toss-up / Even · D 47.7% · R 51.0% · Other 1.4%
• 2008→2024 swing: -20.6pp toward R · 2008: 17.3pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+0.3 2016: R+1.1 2012: D+11.9 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.46%
• Current HPI: 197.3359
• 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

+215.1% since first listed

22 events — show timeline

• 2026-06-14 Listed $75,000 SW Michigan MLS
• 2026-06-14 Listed $75,000 MiRealSource-MiMLS
• 2026-06-14 Listed $75,000 REALCOMP
• 2018-05-18 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2018-02-20 Listed $10,000 MiRealSource-MiMLS
• 2006-10-16 Sold (Public Records) $26,832 Public Records
• 2006-10-12 Sold (MLS) $26,832 MiRealSource-MiMLS
• 2006-06-16 Listing Removed — MiRealSource-MiMLS
• 2006-06-13 Listed $26,500 MiRealSource-MiMLS
• 2006-05-09 Listing Removed — REALCOMP
• 2006-05-09 Listing Removed — MiRealSource-MiMLS
• 2005-11-09 Listed $29,900 REALCOMP
• 2005-11-09 Listed $29,900 MiRealSource-MiMLS
• 2005-10-26 Listing Removed — REALCOMP
• 2005-10-26 Listing Removed — MiRealSource-MiMLS
• 2005-04-26 Listed $41,900 REALCOMP
• 2005-04-26 Listed $41,900 MiRealSource-MiMLS
• 2001-11-02 Sold (MLS) $24,500 REALCOMP
• 2001-11-02 Sold (MLS) $24,500 MiRealSource-MiMLS
• 2001-09-10 Listing Removed — MiRealSource-MiMLS
• 2001-07-01 Listed $23,800 REALCOMP
• 2001-07-01 Listed $23,800 MiRealSource-MiMLS

Property tax history

-4.9%/yr

Latest (2025): $398 · -22.5% YoY. Source: county tax records.