3170 Sherwood St · Saginaw, MI 48603

$214,900

3 bd · 2.0 ba · 2,090 sqft · SingleFamily public records · 2 Days on market

Built 1960 0.38 ac lot Est $245k · 12% under

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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).

• ARV discount +13.0/15.0
• Cash flow +11.3/30.0
• Rent growth +4.4/5.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared for, all-brick, three bedroom ranch in excellent Saginaw Twp location. Large living room with vaulted ceilings, picturesque windows and gas log fireplace. Large eat-in kitchen with patio doors that open to wood deck and large back yard with storage shed. Kitchen includes stainless steel appliances. Other features include, spacious bedrooms, Vinyl replacement windows, full finished basement with fireplace and three piece bath. Home is in excellent condition with immediate occupancy!

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Located near Shattuck and Clement; Listed by Berkshire Hathaway HomeServices
• HOA & community: Homeowners association present; Subdivision: SHERWOOD PARK

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions approx. 101 x 166

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot water heating (natural gas); Central air conditioning
• Interior features: Fireplace in the living room; Finished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-79 ($-943/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (25.8% below list).
• Recommended offer: $159k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 7.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Sherwood Elementary School (565 students, 71% FRL); White Pine Middle School (math 24% / reading 47%, grade F, #278 of 493 statewide, top 57%, 940 students, 58% FRL); Heritage High School (math 33% / reading 58%, grade D-, #210 of 713 statewide, top 29%, 1,396 students, 45% FRL) — zoned schools average 58% FRL vs 36% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 162 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $159,433 (25.8% 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: 0.74% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $244,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Sherwood St	0.06mi	3/1.5	2,290 (+10%)	10mo	$200,000	$87	71
3152 Setting Sun Blvd	0.07mi	4/2.5 (+1)	2,306 (+10%)	5mo	$354,000	$154	68
2688 Linda St	0.49mi	3/1.5	2,124 (+2%)	7mo	$210,000	$99	66
4396 Bradford Dr	0.40mi	4/3.0 (+1)	2,130 (+2%)	7mo	$265,000	$124	64
3870 S Hartford Dr	0.73mi	3/1.5	2,100 (+0%)	2mo	$207,000	$99	62
4335 Bradford Dr	0.42mi	4/1.5 (+1)	1,980 (-5%)	10mo	$245,500	$124	57
3869 N Hartford Dr	0.75mi	3/1.5	2,174 (+4%)	3mo	$235,000	$108	54
3280 E Wintergreen Dr	0.29mi	4/2.0 (+1)	1,776 (-15%)	7mo	$200,000	$113	51
4301 Bradford Dr	0.42mi	4/2.0 (+1)	2,386 (+14%)	2mo	$278,000	$117	50
4541 Still Meadow Dr	0.45mi	3/4.0	2,284 (+9%)	8mo	$340,000	$149	49
2652 Duane Dr St	0.55mi	3/1.5	2,341 (+12%)	4mo	$169,900	$73	49
3614 Desert Dr	0.70mi	4/2.5 (+1)	1,864 (-11%)	2mo	$291,500	$156	40

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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.47×
• Total profit: $-31,981
• Equity at exit: $32,042

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,237
• Equity at exit: $18,581

Cash invested: $60,172 (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: 162
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-79

Break-even live

Break-even rent $1,694

Max offer price $201,014

Occupancy floor 100%

Sensitivity live

Price	-10% $43	-5% $-18	+0% $-79	+5% $-139	+10% $-200
Rent	-10% $-205	-5% $-142	+0% $-79	+5% $-16	+10% $47
Rate	-1.0pp $30	-0.5pp $-24	base $-79	+0.5pp $-134	+1.0pp $-191

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending

   Show marketing remark (497 chars)

   Well cared for, all-brick, three bedroom ranch in excellent Saginaw Twp location. Large living room with vaulted ceilings, picturesque windows and gas log fireplace. Large eat-in kitchen with patio doors that open to wood deck and large back yard with storage shed. Kitchen includes stainless steel appliances. Other features include, spacious bedrooms, Vinyl replacement windows, full finished basement with fireplace and three piece bath. Home is in excellent condition with immediate occupancy!

2. 2026-05-13
   status Pending 497-char remark

   Show marketing remark (497 chars)

   Well cared for, all-brick, three bedroom ranch in excellent Saginaw Twp location. Large living room with vaulted ceilings, picturesque windows and gas log fireplace. Large eat-in kitchen with patio doors that open to wood deck and large back yard with storage shed. Kitchen includes stainless steel appliances. Other features include, spacious bedrooms, Vinyl replacement windows, full finished basement with fireplace and three piece bath. Home is in excellent condition with immediate occupancy!

3. 2026-05-11
   listed $214,900 Active

   Show marketing remark (497 chars)

   Well cared for, all-brick, three bedroom ranch in excellent Saginaw Twp location. Large living room with vaulted ceilings, picturesque windows and gas log fireplace. Large eat-in kitchen with patio doors that open to wood deck and large back yard with storage shed. Kitchen includes stainless steel appliances. Other features include, spacious bedrooms, Vinyl replacement windows, full finished basement with fireplace and three piece bath. Home is in excellent condition with immediate occupancy!

4. 2026-05-11
   listed $214,900 Active 497-char remark

   Show marketing remark (497 chars)

   Well cared for, all-brick, three bedroom ranch in excellent Saginaw Twp location. Large living room with vaulted ceilings, picturesque windows and gas log fireplace. Large eat-in kitchen with patio doors that open to wood deck and large back yard with storage shed. Kitchen includes stainless steel appliances. Other features include, spacious bedrooms, Vinyl replacement windows, full finished basement with fireplace and three piece bath. Home is in excellent condition with immediate occupancy!

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $2,384 · $199/mo
• Expected delta: +$925/yr (+$77/mo · 63.4%)

ⓘ 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 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: $19,132
• − Mortgage interest: −$12,038
• − Property taxes: −$1,459
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$6,252
• Taxable loss: −$4,753
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $197/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

+0.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-11 Listed $214,900 REALCOMP
• 2026-05-11 Listed $214,900 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $1,459 · -48.0% YoY. Source: county tax records.