12467 Dorwood Rd · Taymouth, MI 48417

$205,000

3 bd · 1.0 ba · 1,896 sqft · SingleFamily public records · 69 Days on market

Built 1966 2.00 ac lot Est $383k · 46% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• 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

Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

Key facts

• New furnace
• Spacious kitchen
• Large closets

Tags

• 2 ACRE LOT
• SPACIOUS KITCHEN
• LARGE CLOSETS
• SEPARATE LAUNDRY ROOM
• NEW FURNACE
• NEW A C

Property features AI

Finance

• Other: Residential zoning; Approximately 2 acres
• HOA & community: Homeowners association present

Exterior

• Parking: Attached covered garage; Assigned parking; Paved parking; 1.5 garage spaces
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: City lot; Wooded; Paved roads; County road frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Gas water heater; Crawl space / no basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $186k (9.0% below list).
• Recommended offer: $186k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Birch Run Area Schools (rural): math 33% / reading 44% proficiency, ranked #223 of 540 in MI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $1k of loan paydown is wiped out by about $6k 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 69 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y 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 $167k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $186,467 (9.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $382,992
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12595 N Budd Rd	0.52mi	3/1.5	1,644 (-13%)	20mo	$332,500	$202	35
2395 E Burt Rd	0.64mi	3/2.0	1,652 (-13%)	12mo	$252,000	$153	34

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,024
• Equity at exit: $30,566

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,504
• Equity at exit: $17,725

Cash invested: $57,400 (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 48417

• Home prices YoY: -29.9%
• Active inventory: 10
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $224

Break-even live

Break-even rent $1,581

Max offer price $205,000

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $205,000 Active 69 DOM
2. 2026-06-17
   days on market $205,000 Active 68 DOM
3. 2026-06-16
   days on market $205,000 Active 67 DOM
4. 2026-06-15
   days on market $205,000 Active 66 DOM
5. 2026-06-13
   days on market $205,000 Active 64 DOM
6. 2026-06-12
   days on market $205,000 Active 63 DOM
7. 2026-06-09
   pricedays on market $205,000 Active 60 DOM
8. 2026-06-08
   days on market $210,000 Active 59 DOM
9. 2026-06-07
   days on market $210,000 Active 58 DOM
10. 2026-06-07
    pricedays on market $210,000 Active 57 DOM
11. 2026-05-21
    status Pending

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

12. 2026-05-21
    status Pending 694-char remark

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

13. 2026-04-20
    historical Active Under Contract

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

14. 2026-04-20
    historical Keep Showing-Contgcy Appl 694-char remark

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

15. 2026-04-03
    status Active

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

16. 2026-04-03
    status Active 694-char remark

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

17. 2026-03-28
    status Pending

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

18. 2026-03-28
    status Pending 694-char remark

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

19. 2026-03-23
    status Active

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

20. 2026-03-23
    status Active 694-char remark

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

21. 2026-03-16
    status Pending

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

22. 2026-03-16
    status Pending 694-char remark

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

23. 2026-03-12
    listed $214,900 Active

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

24. 2026-03-12
    listed $214,900 Active 694-char remark

    Show marketing remark (694 chars)

    Cue summer bonfires. This 3-bedroom, 1-bath home sits on a beautiful 2-acre lot where you can enjoy peaceful country living and watch the wildlife right from your yard. The spacious kitchen offers plenty of cupboard and countertop space and opens to the living room, creating a comfortable place to gather. Down the hall you’ll also find large closets and a separate laundry room for added convenience. Recent updates include a new furnace and A/C in 2023 and a durable metal roof. The attached garage offers great storage and workspace, perfect for projects, hobbies, or extra room for your gear. A wonderful opportunity to enjoy a little space and quiet while still being close to town.

25. 2023-10-16
    soldstatus $167,000
26. 2023-10-13
    soldstatus $167,000 Sold 174-char remark

    Show marketing remark (174 chars)

    Three bedroom ranch on two acres in Birch Run schools. Was freshened up in 2017 with a new steel roof, carpet, flooring, paint, and fixtures. Move in ready for the NextOwner.

27. 2023-09-14
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Three bedroom ranch on two acres in Birch Run schools. Was freshened up in 2017 with a new steel roof, carpet, flooring, paint, and fixtures. Move in ready for the NextOwner.

28. 2023-09-08
    listed $146,900 Active 174-char remark

    Show marketing remark (174 chars)

    Three bedroom ranch on two acres in Birch Run schools. Was freshened up in 2017 with a new steel roof, carpet, flooring, paint, and fixtures. Move in ready for the NextOwner.

29. 2019-03-21
    historical
30. 2019-03-21
    listed $117,900 Active
31. 2017-11-07
    soldstatus $96,000
32. 2017-10-31
    soldstatus $96,000 Sold
33. 2017-10-03
    status Pending
34. 2017-09-15
    status Active
35. 2017-08-30
    status Pending
36. 2017-08-29
    price $99,000
37. 2017-08-18
    price $96,900
38. 2017-06-10
    status Active
39. 2017-06-01
    status Pending
40. 2017-04-26
    historical Contingent - Continue To Show
41. 2017-04-19
    listed $139,900 Active
42. 2016-04-13
    listed $79,999
43. 2004-05-18
    soldstatus $123,000
44. 2004-01-16
    soldstatus $123,000
45. 2003-09-30
    soldstatus $110,000
46. 2003-08-13
    listed $119,900

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $2,110 · $176/mo
• Expected delta: +$1,047/yr (+$87/mo · 98.5%)

ⓘ 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: $22,376
• − Mortgage interest: −$11,483
• − Property taxes: −$1,063
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$5,964
• Taxable loss: −$739
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $2,866/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: Birch Run Area Schools
• NCES district ID: 2605820
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $53,432
• Composite: 33.54/100
• National rank: #5430
• State rank: #223 of 540 in MI

Livability — Taymouth

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

Census & demographics

• Census place: Burt, MI
• Population (ZIP): 2,310

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 11% Romanian 9% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -86.25%
• Current HPI: 202.2839
• 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

+79.2% since first listed

36 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-04-20 Contingent — REALCOMP
• 2026-04-20 Contingent — MiRealSource-MiMLS
• 2026-04-03 Relisted — REALCOMP
• 2026-04-03 Relisted — MiRealSource-MiMLS
• 2026-03-28 Pending — REALCOMP
• 2026-03-28 Pending — MiRealSource-MiMLS
• 2026-03-23 Relisted — REALCOMP
• 2026-03-23 Relisted — MiRealSource-MiMLS
• 2026-03-16 Pending — REALCOMP
• 2026-03-16 Pending — MiRealSource-MiMLS
• 2026-03-12 Listed $214,900 MiRealSource-MiMLS
• 2026-03-12 Listed $214,900 REALCOMP
• 2023-10-16 Sold (Public Records) $167,000 Public Records
• 2023-10-13 Sold (MLS) $167,000 REALCOMP
• 2023-09-14 Pending — REALCOMP
• 2023-09-08 Listed $146,900 REALCOMP
• 2019-03-21 Listing Removed — REALCOMP
• 2019-03-21 Listed $117,900 REALCOMP
• 2017-11-07 Sold (Public Records) $96,000 Public Records
• 2017-10-31 Sold (MLS) $96,000 REALCOMP
• 2017-10-03 Pending — REALCOMP
• 2017-09-15 Relisted — REALCOMP
• 2017-08-30 Pending — REALCOMP
• 2017-08-29 Price Changed $99,000 REALCOMP
• 2017-08-18 Price Changed $96,900 REALCOMP
• 2017-06-10 Relisted — REALCOMP
• 2017-06-01 Pending — REALCOMP
• 2017-04-26 Contingent — REALCOMP
• 2017-04-19 Listed $139,900 REALCOMP
• 2016-04-13 Listed $79,999 REALCOMP
• 2004-05-18 Sold (Public Records) $123,000 Public Records
• 2004-01-16 Sold (MLS) $123,000 REALCOMP
• 2003-09-30 Sold (Public Records) $110,000 Public Records
• 2003-08-13 Listed $119,900 REALCOMP

Property tax history

-6.7%/yr

Latest (2025): $1,063 · -25.1% YoY. Source: county tax records.