4365 Jo Dr · Saginaw, MI 48601

$147,000

3 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 17 Days on market

Built 1960 0.31 ac lot

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.1/10.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful all-brick home, offering 3 bedrooms, 1.5 bathrooms, and an attached garage in Spaulding Township, Saginaw County. This property provides both comfort and accessibility, as it's conveniently located about 20 minutes from Frankenmuth, MI. Significant updates include a new roof installed in December 2025, a newer furnace, gutters equipped with gutter guards and other enhancements throughout - providing added value for future homeowners. Home features a spacious basement and a generous backyard, presenting excellent opportunities for entertaining and outdoor enjoyment. Included with the sale are the refrigerator, stove/oven, and microwave, allowing for a seamless move-in experience. Seller is a licensed real estate agent.

Key facts

• Newer furnace
• Attached garage
• All brick home

Tags

• ALL BRICK HOME
• ATTACHED GARAGE
• NEW ROOF
• NEWER FURNACE
• GUTTER GUARDS
• SPACIOUS BASEMENT

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single family residence; One level (entry at ground level)
• Construction: Brick construction; Block foundation; Asphalt roof; Built with a partially finished basement
• Exterior features: Patio; Paved road access; Lot dimensions approximately 73 x 167 x 106 x 136 (0.31 acres)

Interior

• Kitchen: Free‑standing gas range; Free‑standing refrigerator; Microwave
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Smart thermostat; Partially finished basement; Basement present
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (38.8% below list).
• Recommended offer: $90k (38.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 8.3% in Saginaw — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Bridgeport-Spaulding Community School District (suburban): math 7% / reading 17% proficiency, ranked #513 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 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 $1k 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

• It's been on market 17 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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 $74k; list at $147k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $90,000 (38.8% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.61% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $37,944
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4120 S Washington Rd	0.54mi	3/1.0	1,160 (+10%)	10mo	$37,000	$32	50
1417 Bloomfield Blvd	0.51mi	3/1.0	913 (-13%)	15mo	$22,000	$24	41
3730 York Dr	0.68mi	3/1.0	980 (-7%)	20mo	$35,000	$36	39
3738 Sheridan Rd	0.47mi	4/2.0 (+1)	1,212 (+15%)	23mo	$90,000	$74	24

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: -25.5%
• Equity multiple: 0.14×
• Total profit: $-35,595
• Equity at exit: $21,918

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-46,326
• Equity at exit: $12,710

Cash invested: $41,160 (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: 13.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-184

Break-even live

Break-even rent $1,133

Max offer price $114,509

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Parkside Ct Saginaw, MI	1.0–3.0	1.0–1.5	808	$900	$1.11	43d	1	1.34mi

Listing history 40 events

1. 2026-06-15
   statusdays on market $147,000 Pending 17 DOM
2. 2026-06-13
   days on market $147,000 Active 16 DOM
3. 2026-06-12
   days on market $147,000 Active 15 DOM
4. 2026-06-09
   days on market $147,000 Active 12 DOM
5. 2026-06-08
   days on market $147,000 Active 11 DOM
6. 2026-06-07
   days on market $147,000 Active 10 DOM
7. 2026-06-07
   days on market $147,000 Active 9 DOM
8. 2026-06-04
   days on market $147,000 Active 6 DOM
9. 2026-06-02
   days on market $147,000 Active 5 DOM
10. 2026-06-01
    days on market $147,000 Active 4 DOM
11. 2026-05-31
    days on market $147,000 Active 3 DOM
12. 2026-05-31
    days on market $147,000 Active 2 DOM
13. 2026-05-28
    listed $147,000 Active 753-char remark

    Show marketing remark (753 chars)

    Welcome to this beautiful all-brick home, offering 3 bedrooms, 1.5 bathrooms, and an attached garage in Spaulding Township, Saginaw County. This property provides both comfort and accessibility, as it's conveniently located about 20 minutes from Frankenmuth, MI. Significant updates include a new roof installed in December 2025, a newer furnace, gutters equipped with gutter guards and other enhancements throughout - providing added value for future homeowners. Home features a spacious basement and a generous backyard, presenting excellent opportunities for entertaining and outdoor enjoyment. Included with the sale are the refrigerator, stove/oven, and microwave, allowing for a seamless move-in experience. Seller is a licensed real estate agent.

14. 2026-05-28
    listed $147,000 Active

    Show marketing remark (753 chars)

    Welcome to this beautiful all-brick home, offering 3 bedrooms, 1.5 bathrooms, and an attached garage in Spaulding Township, Saginaw County. This property provides both comfort and accessibility, as it's conveniently located about 20 minutes from Frankenmuth, MI. Significant updates include a new roof installed in December 2025, a newer furnace, gutters equipped with gutter guards and other enhancements throughout - providing added value for future homeowners. Home features a spacious basement and a generous backyard, presenting excellent opportunities for entertaining and outdoor enjoyment. Included with the sale are the refrigerator, stove/oven, and microwave, allowing for a seamless move-in experience. Seller is a licensed real estate agent.

15. 2025-11-20
    historical
16. 2025-10-22
    status Active
17. 2025-10-22
    status Active
18. 2025-10-18
    status Pending
19. 2025-10-18
    status Pending
20. 2025-10-02
    price $139,700
21. 2025-10-02
    price $139,700
22. 2025-09-04
    listed $149,700 Active
23. 2025-09-04
    listed $149,700 Active
24. 2023-08-24
    soldstatus $74,000 Sold
25. 2023-08-24
    soldstatus $74,000 Closed
26. 2023-08-24
    soldstatus $74,000
27. 2023-08-09
    price $86,900
28. 2023-08-08
    price $86,900
29. 2023-07-10
    price $89,900
30. 2023-07-10
    price $89,900
31. 2023-07-10
    status Active
32. 2023-07-10
    status Active
33. 2023-06-14
    price $94,900
34. 2023-06-14
    historical
35. 2023-06-14
    listed $94,900
36. 2023-06-14
    historical
37. 2023-06-14
    price $94,900
38. 2023-06-14
    price $89,900
39. 2023-06-14
    listed $89,900
40. 2023-05-12
    soldstatus $52,500

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $1,509 · $126/mo
• Expected delta: +$755/yr (+$63/mo · 100.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $10,800
• − Mortgage interest: −$8,234
• − Property taxes: −$753
• − Insurance: −$735
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$4,276
• Taxable loss: −$4,927
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $-1,025/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: Bridgeport-Spaulding Community School District
• NCES district ID: 2606780
• Math proficiency: 7% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $38,403
• Composite: 10.13/100
• National rank: #9800
• State rank: #513 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

• 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

+180.0% since first listed

28 events — show timeline

• 2026-05-28 Listed $147,000 REALCOMP
• 2026-05-28 Listed $147,000 MiRealSource-MiMLS
• 2025-11-20 Listing Removed — MiRealSource-MiMLS
• 2025-10-22 Relisted — MiRealSource-MiMLS
• 2025-10-22 Relisted — REALCOMP
• 2025-10-18 Pending — MiRealSource-MiMLS
• 2025-10-18 Pending — REALCOMP
• 2025-10-02 Price Changed $139,700 MiRealSource-MiMLS
• 2025-10-02 Price Changed $139,700 REALCOMP
• 2025-09-04 Listed $149,700 REALCOMP
• 2025-09-04 Listed $149,700 MiRealSource-MiMLS
• 2023-08-24 Sold (Public Records) $74,000 Public Records
• 2023-08-24 Sold (MLS) $74,000 MiRealSource-MiMLS
• 2023-08-24 Sold (MLS) $74,000 REALCOMP
• 2023-08-09 Price Changed $86,900 MiRealSource-MiMLS
• 2023-08-08 Price Changed $86,900 REALCOMP
• 2023-07-10 Price Changed $89,900 MiRealSource-MiMLS
• 2023-07-10 Price Changed $89,900 REALCOMP
• 2023-07-10 Relisted — REALCOMP
• 2023-07-10 Relisted — MiRealSource-MiMLS
• 2023-06-14 Listed $89,900 MiRealSource-MiMLS
• 2023-06-14 Price Changed $89,900 MiRealSource-MiMLS
• 2023-06-14 Price Changed $94,900 MiRealSource-MiMLS
• 2023-06-14 Listing Removed — MiRealSource-MiMLS
• 2023-06-14 Listed $94,900 REALCOMP
• 2023-06-14 Listing Removed — REALCOMP
• 2023-06-14 Price Changed $94,900 REALCOMP
• 2023-05-12 Sold (Public Records) $52,500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $753 · -68.9% YoY. Source: county tax records.