13225 East Rd · Burt, MI 48457

$230,000

4 bd · 2.0 ba · 1,690 sqft · Manufactured public records · 29 Days on market

Built 1997 3.89 ac lot $136/sqft · 25% above area Est $184k · 25% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

Key facts

• Bonus sun room
• Shaded by pergola
• Cement terrace

Tags

• WOODED AREA
• BONUS SUN ROOM
• CEMENT TERRACE
• SHADED BY PERGOLA
• COMPOSITE DECK MATERIAL
• COMPLETELY SURROUNDED BY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $200k (13.0% below list).
• Recommended offer: $200k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#403 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Chesaning Union Schools (rural): math 41% / reading 48% proficiency, ranked #153 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 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 $2k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 8 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 $114k; list at $230k implies a 102% gain — meaningful room to come down on a strong offer.

Recommended offer $200,000 (13.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.87% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $184,241
• List price: $230,000
• Delta: 24.84%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-24,402
• Equity at exit: $34,294

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,959
• Equity at exit: $19,886

Cash invested: $64,400 (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 48457

• Home prices YoY: -20.9%
• Active inventory: 32
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $204

Break-even live

Break-even rent $1,742

Max offer price $230,000

Occupancy floor 85%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12510 Sheridan Rd Burt, MI	3.0	1.0	1068	$2,000	$1.87	43d	1	1.17mi

Listing history 18 events

1. 2026-05-16
   status Pending 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

2. 2026-05-16
   status Pending 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

3. 2026-05-07
   status Active 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

4. 2026-05-07
   status Back on Market 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

5. 2026-04-03
   status Pending 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

6. 2026-04-03
   status Pending 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

7. 2026-03-14
   listed $230,000 Active 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

8. 2026-03-14
   listed $230,000 Active 804-char remark

   Show marketing remark (804 chars)

   LOST OUR BUYER! Amazing home buyer's opportunity to own this turn-key, country escape gem nestled in a wooded area on 3.89 acres. Open living space throughout the 1456 square feet & a bonus 170 sq foot heated/cooled Sun Room that exits to a cement terrace shaded by a pergola and off the pool area. A four bedroom, two bathroom home is hard to find and features a 32 x 28 pole constructed garage. Covered front porch and side entrance has composite deck material for easy maintenance. Property tiled and eavestroughs drain out into the back. Yard is completely surrounded by fence. New spigots front and back. Reverse osmosis system located in small shed right behind the house. Tankless hot water heater. Work shop in the heated garage. Pool accessories and center island in the kitchen will stay.

9. 2016-01-26
   historical
10. 2016-01-07
    listed $109,900 Active
11. 2010-12-03
    historical
12. 2004-07-14
    soldstatus $114,000
13. 2004-06-07
    historical
14. 2004-06-04
    soldstatus $114,000
15. 2004-06-04
    soldstatus $114,000
16. 2004-03-24
    listed $119,900
17. 2004-03-24
    listed $119,900
18. 2003-06-26
    listed $113,000

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $2,217 · $185/mo
• Expected delta: +$1,325/yr (+$110/mo · 148.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 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: $24,000
• − Mortgage interest: −$12,884
• − Property taxes: −$893
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,691
• Taxable loss: −$1,457
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $2,793/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: Chesaning Union Schools
• NCES district ID: 2609150
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $45,955
• Composite: 37.82/100
• National rank: #4333
• State rank: #153 of 540 in MI

Livability — Burt

• Score: 67/100
• State rank: #403
• US rank: #10945

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,694

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Italian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -68.89%
• Current HPI: 260.3864
• 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

+103.5% since first listed

18 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-04-03 Pending — REALCOMP
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-03-14 Listed $230,000 REALCOMP
• 2026-03-14 Listed $230,000 MiRealSource-MiMLS
• 2016-01-26 Listing Removed — MiRealSource-MiMLS
• 2016-01-07 Listed $109,900 MiRealSource-MiMLS
• 2010-12-03 Listing Removed — REALCOMP
• 2004-07-14 Sold (Public Records) $114,000 Public Records
• 2004-06-07 Listing Removed — MiRealSource-MiMLS
• 2004-06-04 Sold (MLS) $114,000 REALCOMP
• 2004-06-04 Sold (MLS) $114,000 MiRealSource-MiMLS
• 2004-03-24 Listed $119,900 REALCOMP
• 2004-03-24 Listed $119,900 MiRealSource-MiMLS
• 2003-06-26 Listed $113,000 REALCOMP

Property tax history

-3.7%/yr

Latest (2025): $893 · -67.1% YoY. Source: county tax records.