3339 S Cabaret Trl Unit A2 · Saginaw, MI 48603

$99,900

3 bd · 1.5 ba · 1,212 sqft · Condo public records · 188 Days on market

Built 1987 $82/sqft · 65% below area $369/mo HOA · 25% of rent

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Why this score? — see what drove the C+ 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 +22.8/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low-Maintenance Living in Saginaw Township! Discover comfort and convenience in this well-kept condominium, offering 3 spacious bedrooms ideal for guests, a home office, or flexible living. The updated kitchen flows seamlessly into the dining and living areas, creating the perfect space for everyday living and entertaining. This unit features two full baths, both updated and with ample storage plus in-condo laundry. The primary suite offers a large vanity area, walk-in closet, and private bath. Fresh luxury vinyl plank flooring runs through most of the unit, combining style with easy upkeep. Association fees cover building maintenance, cable, and Wi-Fi. The lower level features a recreation room for gatherings or relaxation, and dedicated storage rooms for each unit. Also includes garage parking for one vehicle. Whether you’re downsizing, investing, or buying your first home, this condo delivers excellent value with a blend of practicality and charm—all in a welcoming community.

Key facts

• Large vanity area
• Recreation room
• Walk-in closet

Tags

• UPDATED KITCHEN
• LARGE VANITY AREA
• WALK-IN CLOSET
• PRIVATE BATH
• LUXURY VINYL PLANK FLOORING
• RECREATION ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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 Township Community Schools (suburban): math 27% / reading 45% proficiency, ranked #265 of 540 in MI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.7%/yr); 156 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 $691 of loan paydown is wiped out by about $3k 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 + 7.7% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 5.6

CMA / ARV

• ARV (median comp): $288,604
• List price: $99,900
• Delta: -65.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.71% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.09×
• Total profit: $2,465
• Equity at exit: $14,895

10-year hold

• IRR: 17.0%
• Equity multiple: 2.80×
• Total profit: $50,485
• Equity at exit: $8,638

Cash invested: $27,972 (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 48603

• Rents YoY: 7.7%
• Active inventory: 156
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$42
• HOA: −$369
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $174

Break-even live

Break-even rent $1,257

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Green Isle Way Saginaw, MI	1.0–3.0	1.0–1.5	950	$1,350	$1.42	44d	15	1.03mi

HOA detail condo

• Monthly dues: $369 · $4,428/yr
• Likely covers: internetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-03
   statusdays on market $99,900 Pending 188 DOM
2. 2026-06-01
   days on market $99,900 Active 187 DOM
3. 2026-05-31
   days on market $99,900 Active 186 DOM
4. 2026-05-30
   days on market $99,900 Active 185 DOM
5. 2026-02-18
   price $99,900 1005-char remark

   Show marketing remark (1005 chars)

   Low-Maintenance Living in Saginaw Township! Discover comfort and convenience in this well-kept condominium, offering 3 spacious bedrooms ideal for guests, a home office, or flexible living. The updated kitchen flows seamlessly into the dining and living areas, creating the perfect space for everyday living and entertaining. This unit features two full baths, both updated and with ample storage plus in-condo laundry. The primary suite offers a large vanity area, walk-in closet, and private bath. Fresh luxury vinyl plank flooring runs through most of the unit, combining style with easy upkeep. Association fees cover building maintenance, cable, and Wi-Fi. The lower level features a recreation room for gatherings or relaxation, and dedicated storage rooms for each unit. Also includes garage parking for one vehicle. Whether you’re downsizing, investing, or buying your first home, this condo delivers excellent value with a blend of practicality and charm—all in a welcoming community.

6. 2026-01-24
   price $104,900 1005-char remark

   Show marketing remark (1005 chars)

   Low-Maintenance Living in Saginaw Township! Discover comfort and convenience in this well-kept condominium, offering 3 spacious bedrooms ideal for guests, a home office, or flexible living. The updated kitchen flows seamlessly into the dining and living areas, creating the perfect space for everyday living and entertaining. This unit features two full baths, both updated and with ample storage plus in-condo laundry. The primary suite offers a large vanity area, walk-in closet, and private bath. Fresh luxury vinyl plank flooring runs through most of the unit, combining style with easy upkeep. Association fees cover building maintenance, cable, and Wi-Fi. The lower level features a recreation room for gatherings or relaxation, and dedicated storage rooms for each unit. Also includes garage parking for one vehicle. Whether you’re downsizing, investing, or buying your first home, this condo delivers excellent value with a blend of practicality and charm—all in a welcoming community.

7. 2025-12-09
   price $109,900 1005-char remark

   Show marketing remark (1005 chars)

   Low-Maintenance Living in Saginaw Township! Discover comfort and convenience in this well-kept condominium, offering 3 spacious bedrooms ideal for guests, a home office, or flexible living. The updated kitchen flows seamlessly into the dining and living areas, creating the perfect space for everyday living and entertaining. This unit features two full baths, both updated and with ample storage plus in-condo laundry. The primary suite offers a large vanity area, walk-in closet, and private bath. Fresh luxury vinyl plank flooring runs through most of the unit, combining style with easy upkeep. Association fees cover building maintenance, cable, and Wi-Fi. The lower level features a recreation room for gatherings or relaxation, and dedicated storage rooms for each unit. Also includes garage parking for one vehicle. Whether you’re downsizing, investing, or buying your first home, this condo delivers excellent value with a blend of practicality and charm—all in a welcoming community.

8. 2025-11-26
   listed $119,900 Active 1005-char remark

   Show marketing remark (1005 chars)

   Low-Maintenance Living in Saginaw Township! Discover comfort and convenience in this well-kept condominium, offering 3 spacious bedrooms ideal for guests, a home office, or flexible living. The updated kitchen flows seamlessly into the dining and living areas, creating the perfect space for everyday living and entertaining. This unit features two full baths, both updated and with ample storage plus in-condo laundry. The primary suite offers a large vanity area, walk-in closet, and private bath. Fresh luxury vinyl plank flooring runs through most of the unit, combining style with easy upkeep. Association fees cover building maintenance, cable, and Wi-Fi. The lower level features a recreation room for gatherings or relaxation, and dedicated storage rooms for each unit. Also includes garage parking for one vehicle. Whether you’re downsizing, investing, or buying your first home, this condo delivers excellent value with a blend of practicality and charm—all in a welcoming community.

9. 2003-03-05
   soldstatus $82,000

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,122 · $93/mo
• Expected delta: +$417/yr (+$35/mo · 59.2%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,736
• − Mortgage interest: −$5,596
• − Property taxes: −$705
• − Insurance: −$500
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − HOA: −$4,428
• − Depreciation: −$2,906
• Taxable income: $764
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $1,909/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 Township Community Schools
• NCES district ID: 2630450
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,971
• Composite: 31.01/100
• National rank: #6094
• State rank: #265 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

• County: Saginaw County · 54,884 people
• City population: 54,884
• Metro: Saginaw, MI
• Population (ZIP): 27,757
• Household income: $66,352
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1106.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 10% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 1%

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: ▼ -103.35%
• Current HPI: 152.7507
• Rent YoY: ▲ 7.71%
• Metro: Saginaw, 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

+21.8% since first listed

5 events — show timeline

• 2026-02-18 Price Changed $99,900 MiRealSource-MiMLS
• 2026-01-24 Price Changed $104,900 MiRealSource-MiMLS
• 2025-12-09 Price Changed $109,900 MiRealSource-MiMLS
• 2025-11-26 Listed $119,900 MiRealSource-MiMLS
• 2003-03-05 Sold (Public Records) $82,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $705 · -47.9% YoY. Source: county tax records.