4735 E Washington Rd · Robin Glen-Indiantown, MI 48601

$139,900

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 7 Days on market

Built 1940 1.00 ac lot

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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).

• Cash flow +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath bungalow situated on a full acre lot in the desirable Reese Public School district! This property offers plenty of space for gardening, outdoor activities, and enjoying peaceful country living while still being just minutes from I-75 for an easy commute. Features include a 2-car garage, spacious yard, and endless potential both inside and out. Call today to schedule your private showing!

Key facts

• Spacious yard
• Full acre lot
• 1 acre lot

Tags

• FULL ACRE LOT
• SPACIOUS YARD
• PEACEFUL COUNTRY LIVING

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 1 acre (66 x 667)

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Basement present; Seven total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $79 ($950/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 $115k (17.9% below list).
• Recommended offer: $115k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Reese Public Schools (rural): math 38% / reading 49% proficiency, ranked #164 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reese Elementary School (math 47% / reading 47%, grade D-, #433 of 1,397 statewide, top 34%, 342 students, 64% FRL); Reese Middle School (math 32% / reading 42%, grade F, #248 of 493 statewide, top 53%, 148 students, 50% FRL); Reese High School (math 37% / reading 62%, grade D, #154 of 713 statewide, top 25%, 257 students, 47% FRL).
• Market conditions: 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 8y 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 $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,800 (17.9% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-17,696
• Equity at exit: $20,860

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-9,193
• Equity at exit: $12,096

Cash invested: $39,172 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 200
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $79

Break-even live

Break-even rent $1,048

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $158	-5% $119	+0% $79	+5% $40	+10% $0
Rent	-10% $-12	-5% $34	+0% $79	+5% $125	+10% $170
Rate	-1.0pp $150	-0.5pp $115	base $79	+0.5pp $43	+1.0pp $6

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5720 E Washington Rd Saginaw, MI	3.0	2.0	1056	$1,148	$1.09	45d	1	0.78mi

Listing history 27 events

1. 2026-05-22
   price $139,900 417-char remark

   Show marketing remark (417 chars)

   Charming 3-bedroom, 1-bath bungalow situated on a full acre lot in the desirable Reese Public School district! This property offers plenty of space for gardening, outdoor activities, and enjoying peaceful country living while still being just minutes from I-75 for an easy commute. Features include a 2-car garage, spacious yard, and endless potential both inside and out. Call today to schedule your private showing!

2. 2026-05-21
   listed $139,000 Active 417-char remark

   Show marketing remark (417 chars)

   Charming 3-bedroom, 1-bath bungalow situated on a full acre lot in the desirable Reese Public School district! This property offers plenty of space for gardening, outdoor activities, and enjoying peaceful country living while still being just minutes from I-75 for an easy commute. Features include a 2-car garage, spacious yard, and endless potential both inside and out. Call today to schedule your private showing!

3. 2026-05-21
   listed $139,900 Active

   Show marketing remark (417 chars)

   Charming 3-bedroom, 1-bath bungalow situated on a full acre lot in the desirable Reese Public School district! This property offers plenty of space for gardening, outdoor activities, and enjoying peaceful country living while still being just minutes from I-75 for an easy commute. Features include a 2-car garage, spacious yard, and endless potential both inside and out. Call today to schedule your private showing!

4. 2019-02-11
   soldstatus $45,000
5. 2019-01-25
   soldstatus $45,000 Sold 250-char remark

   Show marketing remark (250 chars)

   Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

6. 2019-01-25
   soldstatus $45,000 Sold

   Show marketing remark (250 chars)

   Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

7. 2019-01-25
   soldstatus $45,000 Closed

   Show marketing remark (250 chars)

   Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

8. 2019-01-25
   soldstatus $45,000 Closed

   Show marketing remark (250 chars)

   Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

9. 2018-12-17
   status Pending

   Show marketing remark (250 chars)

   Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

10. 2018-12-17
    status Pending

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

11. 2018-12-17
    status Pending

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

12. 2018-12-17
    status Pending 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

13. 2018-12-12
    historical 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

14. 2018-11-29
    price $69,900
15. 2018-11-29
    price $69,900
16. 2018-11-28
    price $69,900

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

17. 2018-11-28
    price $69,900 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

18. 2018-11-28
    status Active 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

19. 2018-11-05
    historical 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

20. 2018-10-26
    listed $79,000 Active
21. 2018-10-26
    listed $79,000 Active
22. 2018-10-16
    price $79,000
23. 2018-10-15
    price $79,000 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

24. 2018-09-20
    price $89,000
25. 2018-09-19
    price $89,000 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

26. 2018-09-10
    listed $99,000 Active 250-char remark

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

27. 2018-09-10
    listed $99,000 Active

    Show marketing remark (250 chars)

    Cute bungalow with a 4 car garage (40x24) sitting on one acre in Reese school district. 1st floor master bedroom with 2 generous sized bedrooms upstairs. Spacious living room with formal dining room, 12x12 eat-in kitchen. Partially finished basement.

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$862/yr (+$72/mo · 200.7%)

ⓘ 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 3/10 Moderate 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: $13,776
• − Mortgage interest: −$7,837
• − Property taxes: −$430
• − Insurance: −$700
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,070
• Taxable loss: −$1,464
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $1,301/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: Reese Public Schools
• NCES district ID: 2629520
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $47,888
• Composite: 37.16/100
• National rank: #4481
• State rank: #164 of 540 in MI

Livability — Robin Glen-Indiantown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+41.3% since first listed

27 events — show timeline

• 2026-05-22 Price Changed $139,900 MiRealSource-MiMLS
• 2026-05-21 Listed $139,900 REALCOMP
• 2026-05-21 Listed $139,000 MiRealSource-MiMLS
• 2019-02-11 Sold (Public Records) $45,000 Public Records
• 2019-01-25 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2019-01-25 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2019-01-25 Sold (MLS) $45,000 REALCOMP
• 2019-01-25 Sold (MLS) $45,000 REALCOMP
• 2018-12-17 Pending — MiRealSource-MiMLS
• 2018-12-17 Pending — MiRealSource-MiMLS
• 2018-12-17 Pending — REALCOMP
• 2018-12-17 Pending — REALCOMP
• 2018-12-12 Listing Removed — REALCOMP
• 2018-11-29 Price Changed $69,900 MiRealSource-MiMLS
• 2018-11-29 Price Changed $69,900 MiRealSource-MiMLS
• 2018-11-28 Price Changed $69,900 REALCOMP
• 2018-11-28 Price Changed $69,900 REALCOMP
• 2018-11-28 Relisted — REALCOMP
• 2018-11-05 Listing Removed — REALCOMP
• 2018-10-26 Listed $79,000 MiRealSource-MiMLS
• 2018-10-26 Listed $79,000 REALCOMP
• 2018-10-16 Price Changed $79,000 MiRealSource-MiMLS
• 2018-10-15 Price Changed $79,000 REALCOMP
• 2018-09-20 Price Changed $89,000 MiRealSource-MiMLS
• 2018-09-19 Price Changed $89,000 REALCOMP
• 2018-09-10 Listed $99,000 MiRealSource-MiMLS
• 2018-09-10 Listed $99,000 REALCOMP

Property tax history

-8.9%/yr

Latest (2025): $430 · -77.1% YoY. Source: county tax records.