3572 Ruskview Dr · Saginaw, MI 48603

$174,900

3 bd · 1.5 ba · 1,556 sqft · SingleFamily public records · 5 Days on market

Built 1968 0.29 ac lot Est $233k · 25% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Rent growth +4.4/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained, this 3-bedroom, 1.5-bath brick ranch offers the perfect blend of comfort, space, and location. Solid brick construction adds timeless curb appeal and durability, while the functional floor plan makes everyday living easy. The partially finished basement provides additional living or recreational space. Enjoy the convenience of a 2-car garage and a generously sized yard, perfect for outdoor gatherings, gardening, or simply relaxing. Nestled in a desirable neighborhood and located close to schools, parks, shopping, and dining, this home is a fantastic opportunity for buyers seeking both value and location.

Key facts

• 2-car garage
• Brick ranch
• 0.29 acre lot

Tags

• BRICK RANCH
• PARTIALLY FINISHED BASEMENT
• 2-CAR GARAGE
• GENEROUSLY SIZED YARD
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $150k (14.3% below list).
• Recommended offer: $150k (14.3% 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 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; 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 $1k of loan paydown is wiped out by about $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $149,827 (14.3% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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: 0.86% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $233,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3571 Ruskview Dr	0.03mi	3/1.5	1,454 (-7%)	10mo	$170,000	$117	79
3653 W Christy Way St	0.45mi	3/2.0	1,563 (+0%)	2mo	$229,000	$147	74
3730 Sherwood St	0.27mi	3/2.0	1,400 (-10%)	2mo	$210,000	$150	68
3690 Waterloo Dr	0.18mi	3/1.5	1,340 (-14%)	3mo	$220,000	$164	66
4890 Mackinaw Rd	0.23mi	3/1.0	1,348 (-13%)	14mo	$177,000	$131	53
4185 Shattuck Rd	0.61mi	3/1.5	1,673 (+8%)	10mo	$190,000	$114	50
4099 S Wayside Dr	0.74mi	3/1.0	1,403 (-10%)	1mo	$220,000	$157	46
3365 Christy Way North Rd	0.70mi	3/2.0	1,364 (-12%)	4mo	$215,000	$158	41
3280 E Wintergreen Dr	0.56mi	4/2.0 (+1)	1,776 (+14%)	7mo	$200,000	$113	38
4461 Concord St	0.54mi	4/2.5 (+1)	1,728 (+11%)	15mo	$220,000	$127	35
4263 Shattuck Rd	0.62mi	3/2.5	1,336 (-14%)	11mo	$235,000	$176	34
5138 Mangrove Dr	0.75mi	3/2.0	1,384 (-11%)	13mo	$225,600	$163	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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.70×
• Total profit: $-14,651
• Equity at exit: $26,078

10-year hold

• IRR: 6.6%
• Equity multiple: 1.59×
• Total profit: $28,790
• Equity at exit: $15,122

Cash invested: $48,972 (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: 162
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $99

Break-even live

Break-even rent $1,373

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $198	-5% $149	+0% $99	+5% $50	+10% $0
Rent	-10% $-19	-5% $40	+0% $99	+5% $158	+10% $217
Rate	-1.0pp $187	-0.5pp $144	base $99	+0.5pp $54	+1.0pp $8

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4156 Ann St Saginaw, MI	4.0	1.5	1387	$1,225	$0.88	45d	1	1.31mi

Listing history 10 events

1. 2026-04-26
   status Pending

   Show marketing remark (641 chars)

   Charming and well-maintained, this 3-bedroom, 1.5-bath brick ranch offers the perfect blend of comfort, space, and location. Solid brick construction adds timeless curb appeal and durability, while the functional floor plan makes everyday living easy. The partially finished basement provides additional living or recreational space. Enjoy the convenience of a 2-car garage and a generously sized yard, perfect for outdoor gatherings, gardening, or simply relaxing. Nestled in a desirable neighborhood and located close to schools, parks, shopping, and dining, this home is a fantastic opportunity for buyers seeking both value and location.

2. 2026-04-26
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Charming and well-maintained, this 3-bedroom, 1.5-bath brick ranch offers the perfect blend of comfort, space, and location. Solid brick construction adds timeless curb appeal and durability, while the functional floor plan makes everyday living easy. The partially finished basement provides additional living or recreational space. Enjoy the convenience of a 2-car garage and a generously sized yard, perfect for outdoor gatherings, gardening, or simply relaxing. Nestled in a desirable neighborhood and located close to schools, parks, shopping, and dining, this home is a fantastic opportunity for buyers seeking both value and location.

3. 2026-04-21
   listed $174,900 Active

   Show marketing remark (641 chars)

   Charming and well-maintained, this 3-bedroom, 1.5-bath brick ranch offers the perfect blend of comfort, space, and location. Solid brick construction adds timeless curb appeal and durability, while the functional floor plan makes everyday living easy. The partially finished basement provides additional living or recreational space. Enjoy the convenience of a 2-car garage and a generously sized yard, perfect for outdoor gatherings, gardening, or simply relaxing. Nestled in a desirable neighborhood and located close to schools, parks, shopping, and dining, this home is a fantastic opportunity for buyers seeking both value and location.

4. 2026-04-21
   listed $174,900 Active 641-char remark

   Show marketing remark (641 chars)

   Charming and well-maintained, this 3-bedroom, 1.5-bath brick ranch offers the perfect blend of comfort, space, and location. Solid brick construction adds timeless curb appeal and durability, while the functional floor plan makes everyday living easy. The partially finished basement provides additional living or recreational space. Enjoy the convenience of a 2-car garage and a generously sized yard, perfect for outdoor gatherings, gardening, or simply relaxing. Nestled in a desirable neighborhood and located close to schools, parks, shopping, and dining, this home is a fantastic opportunity for buyers seeking both value and location.

5. 2011-10-05
   soldstatus $85,000
6. 2011-09-30
   soldstatus $85,000 466-char remark

   Show marketing remark (466 chars)

   Immaculate Saginaw Twp all brick ranch that includes 3 bedrooms, 1.5 baths, finished basement, 2 car attached garage, large beautifully landscaped yard, deck and patio, large shed, newer updates such as furnace, central, gutters, flooring, dishwasher, refrigerator and more. This is a MOVE IN READY home that comes with all the appliances, including washer and dryer. Some of the things remaining could be negotiated into the price if the offer is good. Must see. ..

7. 2011-09-30
   soldstatus $85,000

   Show marketing remark (466 chars)

   Immaculate Saginaw Twp all brick ranch that includes 3 bedrooms, 1.5 baths, finished basement, 2 car attached garage, large beautifully landscaped yard, deck and patio, large shed, newer updates such as furnace, central, gutters, flooring, dishwasher, refrigerator and more. This is a MOVE IN READY home that comes with all the appliances, including washer and dryer. Some of the things remaining could be negotiated into the price if the offer is good. Must see. ..

8. 2011-09-06
   historical
9. 2011-07-11
   listed $89,900 466-char remark

   Show marketing remark (466 chars)

   Immaculate Saginaw Twp all brick ranch that includes 3 bedrooms, 1.5 baths, finished basement, 2 car attached garage, large beautifully landscaped yard, deck and patio, large shed, newer updates such as furnace, central, gutters, flooring, dishwasher, refrigerator and more. This is a MOVE IN READY home that comes with all the appliances, including washer and dryer. Some of the things remaining could be negotiated into the price if the offer is good. Must see. ..

10. 2011-07-11
    listed $89,900

    Show marketing remark (466 chars)

    Immaculate Saginaw Twp all brick ranch that includes 3 bedrooms, 1.5 baths, finished basement, 2 car attached garage, large beautifully landscaped yard, deck and patio, large shed, newer updates such as furnace, central, gutters, flooring, dishwasher, refrigerator and more. This is a MOVE IN READY home that comes with all the appliances, including washer and dryer. Some of the things remaining could be negotiated into the price if the offer is good. Must see. ..

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,914 · $159/mo
• Expected delta: +$779/yr (+$65/mo · 68.7%)

ⓘ 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: $17,979
• − Mortgage interest: −$9,797
• − Property taxes: −$1,135
• − Insurance: −$874
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$5,088
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,618/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

+94.5% since first listed

10 events — show timeline

• 2026-04-26 Pending — REALCOMP
• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-21 Listed $174,900 MiRealSource-MiMLS
• 2026-04-21 Listed $174,900 REALCOMP
• 2011-10-05 Sold (Public Records) $85,000 Public Records
• 2011-09-30 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2011-09-30 Sold (MLS) $85,000 REALCOMP
• 2011-09-06 Listing Removed — MiRealSource-MiMLS
• 2011-07-11 Listed $89,900 MiRealSource-MiMLS
• 2011-07-11 Listed $89,900 REALCOMP

Property tax history

-1.8%/yr

Latest (2025): $1,135 · -49.6% YoY. Source: county tax records.