2669 Darwin Ln · Shields, MI 48603

$233,000

3 bd · 1.5 ba · 1,558 sqft · SingleFamily public records · 5 Days on market

Built 1978 0.29 ac lot $150/sqft · 7% above area Est $265k · 12% under

---

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 +8.5/30.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers received. All offers to be in by Saturday May 2nd at 4 pm. Welcome to this immaculate 3-bedroom ranch located in desirable Cambridge Village in Saginaw Township. With newly paved streets and curbs—along with the road assessment already paid off—this neighborhood is perfect for peaceful walks and easy living. Offering 1,602 square feet, this well-maintained home features a bright and updated kitchen with solid surface countertops and convenient pull-out drawers, flowing into a comfortable dining area and a cozy living room with a fireplace. Beautiful hardwood floors and vinyl double-pane windows enhance both style and efficiency throughout. The home includes one and a half baths and the convenience of main floor laundry. A charming Florida room just off the dining area provides a relaxing space to unwind while overlooking the fenced backyard, complete with a deck and storage shed—ideal for outdoor enjoyment and entertaining. The partial basement includes a finished bonus room, offering additional space for a home office, gym, or recreation area. Located in a great neighborhood with a welcoming feel, this move-in ready home combines comfort, updates, and location into one exceptional opportunity. Must see!

Key facts

• Main floor laundry
• Florida room
• Hardwood floors

Tags

• SOLID SURFACE COUNTERTOPS
• PULL-OUT DRAWERS
• HARDWOOD FLOORS
• VINYL DOUBLE-PANE WINDOWS
• MAIN FLOOR LAUNDRY
• FLORIDA ROOM

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with garage door opener; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Block foundation; Built with block and concrete basement elements
• Exterior features: Deck; Patio; Porch; Fenced yard; Shed(s); Corner lot; Paved road

Interior

• Kitchen: Eat-in kitchen; Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Crawl space/block/concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (32.2% below list).
• Recommended offer: $158k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#59 in MI, #1,310 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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.
• Market conditions: Rents rising fast (+7.7%/yr); 156 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 $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

• Only 5 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 $157,874 (32.2% 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 1978 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.68% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

• ARV (median comp): $265,276
• List price: $233,000
• Delta: -12.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6328 Paddock Ln	0.15mi	3/2.0	1,408 (-10%)	5mo	$240,000	$170	71
2272 N Kearney Dr	0.42mi	3/1.5	1,578 (+1%)	10mo	$190,000	$120	70
6367 Belmar Rd	0.45mi	3/3.0	1,588 (+2%)	3mo	$236,000	$149	68
2309 N Berkshire Dr	0.45mi	3/1.5	1,602 (+3%)	9mo	$230,000	$144	67
6180 Shattuck Rd	0.36mi	4/1.0 (+1)	1,650 (+6%)	1mo	$138,500	$84	66
2609 Granada Dr	0.28mi	3/2.0	1,696 (+9%)	10mo	$234,000	$138	62
2309 Milford Dr	0.36mi	3/2.5	1,661 (+7%)	11mo	$248,000	$149	59
2611 Chapel Dr	0.60mi	3/2.0	1,610 (+3%)	8mo	$227,000	$141	58
2975 Wieneke Rd	0.50mi	3/1.5	1,485 (-5%)	13mo	$180,000	$121	58
3137 Sundown Ln	0.56mi	3/2.0	1,631 (+5%)	10mo	$252,500	$155	56
2760 Wieneke Rd	0.45mi	3/2.0	1,336 (-14%)	4mo	$202,000	$151	50
2911 Makenna St	0.56mi	3/2.0	1,711 (+10%)	8mo	$499,050	$292	49

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: -18.1%
• Equity multiple: 0.34×
• Total profit: $-42,962
• Equity at exit: $34,741

10-year hold

• IRR: -3.7%
• Equity multiple: 0.71×
• Total profit: $-18,960
• Equity at exit: $20,146

Cash invested: $65,240 (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: 156
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$1,222
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-204

Break-even live

Break-even rent $1,836

Max offer price $197,029

Occupancy floor —

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Pending 1239-char remark

   Show marketing remark (1257 chars)

   Multiple offers received. All offers to be in by Saturday May 2nd at 4 pm. Welcome to this immaculate 3-bedroom ranch located in desirable Cambridge Village in Saginaw Township. With newly paved streets and curbs—along with the road assessment already paid off—this neighborhood is perfect for peaceful walks and easy living. Offering 1,602 square feet, this well-maintained home features a bright and updated kitchen with solid surface countertops and convenient pull-out drawers, flowing into a comfortable dining area and a cozy living room with a fireplace. Beautiful hardwood floors and vinyl double-pane windows enhance both style and efficiency throughout. The home includes one and a half baths and the convenience of main floor laundry. A charming Florida room just off the dining area provides a relaxing space to unwind while overlooking the fenced backyard, complete with a deck and storage shed—ideal for outdoor enjoyment and entertaining. The partial basement includes a finished bonus room, offering additional space for a home office, gym, or recreation area. Located in a great neighborhood with a welcoming feel, this move-in ready home combines comfort, updates, and location into one exceptional opportunity. Must see!

2. 2026-05-04
   status Pending 1257-char remark

   Show marketing remark (1257 chars)

   Multiple offers received. All offers to be in by Saturday May 2nd at 4 pm. Welcome to this immaculate 3-bedroom ranch located in desirable Cambridge Village in Saginaw Township. With newly paved streets and curbs—along with the road assessment already paid off—this neighborhood is perfect for peaceful walks and easy living. Offering 1,602 square feet, this well-maintained home features a bright and updated kitchen with solid surface countertops and convenient pull-out drawers, flowing into a comfortable dining area and a cozy living room with a fireplace. Beautiful hardwood floors and vinyl double-pane windows enhance both style and efficiency throughout. The home includes one and a half baths and the convenience of main floor laundry. A charming Florida room just off the dining area provides a relaxing space to unwind while overlooking the fenced backyard, complete with a deck and storage shed—ideal for outdoor enjoyment and entertaining. The partial basement includes a finished bonus room, offering additional space for a home office, gym, or recreation area. Located in a great neighborhood with a welcoming feel, this move-in ready home combines comfort, updates, and location into one exceptional opportunity. Must see!

3. 2026-04-29
   listed $233,000 Active 1239-char remark

   Show marketing remark (1257 chars)

   Multiple offers received. All offers to be in by Saturday May 2nd at 4 pm. Welcome to this immaculate 3-bedroom ranch located in desirable Cambridge Village in Saginaw Township. With newly paved streets and curbs—along with the road assessment already paid off—this neighborhood is perfect for peaceful walks and easy living. Offering 1,602 square feet, this well-maintained home features a bright and updated kitchen with solid surface countertops and convenient pull-out drawers, flowing into a comfortable dining area and a cozy living room with a fireplace. Beautiful hardwood floors and vinyl double-pane windows enhance both style and efficiency throughout. The home includes one and a half baths and the convenience of main floor laundry. A charming Florida room just off the dining area provides a relaxing space to unwind while overlooking the fenced backyard, complete with a deck and storage shed—ideal for outdoor enjoyment and entertaining. The partial basement includes a finished bonus room, offering additional space for a home office, gym, or recreation area. Located in a great neighborhood with a welcoming feel, this move-in ready home combines comfort, updates, and location into one exceptional opportunity. Must see!

4. 2026-04-29
   listed $233,000 Active 1257-char remark

   Show marketing remark (1257 chars)

   Multiple offers received. All offers to be in by Saturday May 2nd at 4 pm. Welcome to this immaculate 3-bedroom ranch located in desirable Cambridge Village in Saginaw Township. With newly paved streets and curbs—along with the road assessment already paid off—this neighborhood is perfect for peaceful walks and easy living. Offering 1,602 square feet, this well-maintained home features a bright and updated kitchen with solid surface countertops and convenient pull-out drawers, flowing into a comfortable dining area and a cozy living room with a fireplace. Beautiful hardwood floors and vinyl double-pane windows enhance both style and efficiency throughout. The home includes one and a half baths and the convenience of main floor laundry. A charming Florida room just off the dining area provides a relaxing space to unwind while overlooking the fenced backyard, complete with a deck and storage shed—ideal for outdoor enjoyment and entertaining. The partial basement includes a finished bonus room, offering additional space for a home office, gym, or recreation area. Located in a great neighborhood with a welcoming feel, this move-in ready home combines comfort, updates, and location into one exceptional opportunity. 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: $1,582 · $132/mo
• Projected year-2 tax: $2,585 · $215/mo
• Expected delta: +$1,003/yr (+$84/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 ≥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: $18,945
• − Mortgage interest: −$13,052
• − Property taxes: −$1,582
• − Insurance: −$1,165
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$6,778
• Taxable loss: −$6,664
• Est. tax savings @ 24.0%: +$1,599
• After-tax cash flow: $-844/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 — Shields

• Score: 81/100
• State rank: #59
• US rank: #1310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saginaw County · 54,884 people
• 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

+7.7% since first listed

7 events — show timeline

• 2026-06-03 Sold (Public Records) $251,000 Public Records
• 2026-05-29 Sold (MLS) $251,000 REALCOMP
• 2026-05-29 Sold (MLS) $251,000 MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-04-29 Listed $233,000 REALCOMP
• 2026-04-29 Listed $233,000 MiRealSource-MiMLS

Property tax history

-1.6%/yr

Latest (2025): $1,582 · -46.9% YoY. Source: county tax records.