11 Roselawn Ct · Saginaw, MI 48602

$129,700

3 bd · 1.0 ba · 1,573 sqft · SingleFamily public records · 25 Days on market

Built 1951 6,534 sqft lot Est $99k · 31% over

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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 +15.2/30.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This feels like home!!! Welcome to this 3 bedroom ranch, 1 bath home on a quiet cul-de-sac. Spacious living room with all new carpeting and new laminate flooring in the kitchen and the bathroom. Partially finished basement, fenced backyard and 1.5 car garage. A must see! Schedule a showing today.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached, assigned garage (1.5 garage spaces); Paved parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding exterior; Block foundation; Below-grade finished area present
• Exterior features: Lot dimensions approximately 60 x 109; Located in a cul-de-sac (Larch / in Cul-de-sac); No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Partially finished basement with block construction
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $117k (10.1% below list).
• Recommended offer: $117k (10.1% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Thompson Middle School (math 6% / reading 13%, grade F, #479 of 493 statewide, top 97%, 397 students, 93% FRL) — zoned schools average 93% FRL vs 76% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-15 pts) — the specific schools serving this property underperform the Saginaw School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+4.0%/yr); 250 active listings in the ZIP; 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 $897 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 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,558 (10.1% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $99,099
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Roselawn Ct	0.00mi	3/1.0	1,573 (0%)	1mo	$122,000	$78	99
125 Gratiot Court Ct	0.15mi	4/1.5 (+1)	1,598 (+2%)	9mo	$169,900	$106	76
1544 Maine St	0.31mi	3/1.0	1,632 (+4%)	8mo	$76,000	$47	73
735 Malzahn St	0.57mi	3/1.0	1,550 (-2%)	4mo	$95,500	$62	68
1906 Brockway Rd	0.52mi	3/1.0	1,604 (+2%)	9mo	$99,900	$62	65
505 Alice St	0.50mi	3/2.0	1,643 (+4%)	1mo	$127,000	$77	64
616 S Wheeler St	0.25mi	3/1.5	1,728 (+10%)	8mo	$50,000	$29	63
1403 Cypress St	0.57mi	4/2.0 (+1)	1,603 (+2%)	2mo	$63,000	$39	60
2023 Kollen St	0.55mi	2/2.0 (-1)	1,600 (+2%)	5mo	$100,500	$63	58
2134 Brockway Rd	0.74mi	3/2.0	1,579 (+0%)	5mo	$159,900	$101	57
1424 Acacia St	0.71mi	2/1.0 (-1)	1,416 (-10%)	3mo	$66,500	$47	43
2003 Carman Rd	0.70mi	3/2.5	1,738 (+10%)	9mo	$170,000	$98	37

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-16,984
• Equity at exit: $19,339

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-6,218
• Equity at exit: $11,214

Cash invested: $36,316 (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 48602

• Home prices YoY: -19.7%
• Rents YoY: 4.0%
• Active inventory: 250
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$680
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $45

Break-even live

Break-even rent $1,109

Max offer price $129,700

Occupancy floor 91%

Sensitivity live

Price	-10% $118	-5% $82	+0% $45	+5% $8	+10% $-28
Rent	-10% $-47	-5% $-1	+0% $45	+5% $91	+10% $137
Rate	-1.0pp $110	-0.5pp $78	base $45	+0.5pp $11	+1.0pp $-23

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: $32,425
• Closing costs: $3,891
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-12
   status Pending

   Show marketing remark (298 chars)

   This feels like home!!! Welcome to this 3 bedroom ranch, 1 bath home on a quiet cul-de-sac. Spacious living room with all new carpeting and new laminate flooring in the kitchen and the bathroom. Partially finished basement, fenced backyard and 1.5 car garage. A must see! Schedule a showing today.

2. 2026-05-12
   status Pending 298-char remark

   Show marketing remark (298 chars)

   This feels like home!!! Welcome to this 3 bedroom ranch, 1 bath home on a quiet cul-de-sac. Spacious living room with all new carpeting and new laminate flooring in the kitchen and the bathroom. Partially finished basement, fenced backyard and 1.5 car garage. A must see! Schedule a showing today.

3. 2026-05-05
   price $129,700 298-char remark

   Show marketing remark (298 chars)

   This feels like home!!! Welcome to this 3 bedroom ranch, 1 bath home on a quiet cul-de-sac. Spacious living room with all new carpeting and new laminate flooring in the kitchen and the bathroom. Partially finished basement, fenced backyard and 1.5 car garage. A must see! Schedule a showing today.

4. 2026-05-04
   price $129,700
5. 2026-04-17
   listed $131,900 Active

   Show marketing remark (298 chars)

   This feels like home!!! Welcome to this 3 bedroom ranch, 1 bath home on a quiet cul-de-sac. Spacious living room with all new carpeting and new laminate flooring in the kitchen and the bathroom. Partially finished basement, fenced backyard and 1.5 car garage. A must see! Schedule a showing today.

6. 2026-04-17
   listed $131,900 Active 298-char remark

   Show marketing remark (298 chars)

   This feels like home!!! Welcome to this 3 bedroom ranch, 1 bath home on a quiet cul-de-sac. Spacious living room with all new carpeting and new laminate flooring in the kitchen and the bathroom. Partially finished basement, fenced backyard and 1.5 car garage. A must see! Schedule a showing today.

7. 2024-07-24
   soldstatus $115,000 Sold 191-char remark

   Show marketing remark (191 chars)

   Three bedroom ranch with partially finished basement, fenced backyard and 1.5 car detached garage. Hardwood floors in bedrooms as well as under carpet in living room. Book your showing today!

8. 2024-07-24
   soldstatus $115,000 Closed

   Show marketing remark (191 chars)

   Three bedroom ranch with partially finished basement, fenced backyard and 1.5 car detached garage. Hardwood floors in bedrooms as well as under carpet in living room. Book your showing today!

9. 2024-07-17
   soldstatus $115,000
10. 2024-06-23
    status Pending 191-char remark

    Show marketing remark (191 chars)

    Three bedroom ranch with partially finished basement, fenced backyard and 1.5 car detached garage. Hardwood floors in bedrooms as well as under carpet in living room. Book your showing today!

11. 2024-06-23
    status Pending

    Show marketing remark (191 chars)

    Three bedroom ranch with partially finished basement, fenced backyard and 1.5 car detached garage. Hardwood floors in bedrooms as well as under carpet in living room. Book your showing today!

12. 2024-06-19
    listed $114,900 Active 191-char remark

    Show marketing remark (191 chars)

    Three bedroom ranch with partially finished basement, fenced backyard and 1.5 car detached garage. Hardwood floors in bedrooms as well as under carpet in living room. Book your showing today!

13. 2024-06-19
    listed $114,900 Active

    Show marketing remark (191 chars)

    Three bedroom ranch with partially finished basement, fenced backyard and 1.5 car detached garage. Hardwood floors in bedrooms as well as under carpet in living room. Book your showing today!

14. 2000-03-03
    soldstatus $69,500
15. 2000-03-02
    soldstatus $69,500
16. 2000-03-02
    soldstatus $69,500
17. 1999-09-09
    listed $72,500
18. 1999-09-09
    listed $72,500

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: +$149/yr (+$12/mo · 8.8%)

ⓘ 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 ≥99°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: $13,987
• − Mortgage interest: −$7,265
• − Property taxes: −$1,699
• − Insurance: −$648
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,773
• Taxable loss: −$1,637
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $933/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
• County: Saginaw County · 54,884 people
• City population: 54,884
• Metro: Saginaw, MI
• Population (ZIP): 27,127
• Household income: $46,984
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1416.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 17% Two or more races 12%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -39.15%
• Current HPI: 159.8807
• Rent YoY: ▲ 3.98%
• 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

+78.9% since first listed

18 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-05 Price Changed $129,700 MiRealSource-MiMLS
• 2026-05-04 Price Changed $129,700 REALCOMP
• 2026-04-17 Listed $131,900 MiRealSource-MiMLS
• 2026-04-17 Listed $131,900 REALCOMP
• 2024-07-24 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2024-07-24 Sold (MLS) $115,000 REALCOMP
• 2024-07-17 Sold (Public Records) $115,000 Public Records
• 2024-06-23 Pending — REALCOMP
• 2024-06-23 Pending — MiRealSource-MiMLS
• 2024-06-19 Listed $114,900 MiRealSource-MiMLS
• 2024-06-19 Listed $114,900 REALCOMP
• 2000-03-03 Sold (Public Records) $69,500 Public Records
• 2000-03-02 Sold (MLS) $69,500 MiRealSource-MiMLS
• 2000-03-02 Sold (MLS) $69,500 REALCOMP
• 1999-09-09 Listed $72,500 MiRealSource-MiMLS
• 1999-09-09 Listed $72,500 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $1,699 · +12.8% YoY. Source: county tax records.