2335 Shattuck Rd · Saginaw, MI 48603

$70,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 19 Days on market

Built 1948 7,405 sqft lot $47/sqft · 58% below area ↓ 12% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHEST AND BEST DUE WEDNESDAY 4/29/2026 @ 12 NOON. Welcome to this 3-bedroom, 2 full bath home full of potential and opportunity! Featuring wood floors, a functional layout, and a 1-car attached garage, this property offers a solid foundation for your vision. Enjoy the convenience of a fenced-in backyard-perfect for pets, entertaining, or relaxing outdoors. Located in a convenient location close to everyday amenities, this home is ideal for buyers looking to add their personal touch. With a little TLC, this property could truly shine. Call today to schedule your personal showing! SELLER WILL NOT REVIEW OFFERS FOR 10 DAYS!

Key facts

• Wood floors
• Functional layout
• Convenient location

Tags

• WOOD FLOORS
• FENCED-IN BACKYARD
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 8.2% in Saginaw — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools F, crime F, amenities 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; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.17% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.88%
• DSCR: 2.73
• GRM: 3.8

CMA / ARV

• ARV (median comp): $167,065
• List price: $70,000
• Delta: -58.10%
• 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
2335 Shattuck Rd	0.00mi	3/2.0	1,476 (0%)	0mo	$63,000	$43	96
2295 Plainview Dr	0.10mi	3/1.0	1,340 (-9%)	11mo	$170,000	$127	71
704 Stoker Dr	0.59mi	3/1.0	1,444 (-2%)	9mo	$54,900	$38	61
2770 Shattuck Rd	0.45mi	2/1.0 (-1)	1,402 (-5%)	6mo	$145,000	$103	61
2136 Plainview Dr	0.23mi	3/1.5	1,316 (-11%)	11mo	$158,000	$120	60
1112 Asbury Ct	0.45mi	4/2.0 (+1)	1,440 (-2%)	8mo	$185,000	$128	60
956 W Stoker Dr	0.38mi	4/2.0 (+1)	1,456 (-1%)	14mo	$94,000	$65	59
2456 Barnard St	0.61mi	3/2.0	1,610 (+9%)	2mo	$145,000	$90	51
2917 N Michigan Ave	0.64mi	4/1.0 (+1)	1,609 (+9%)	4mo	$125,000	$78	47
21 Ruhlig Ct	0.65mi	2/2.0 (-1)	1,548 (+5%)	8mo	$133,900	$86	46
3076 Hanchett St	0.51mi	3/1.0	1,295 (-12%)	14mo	$134,000	$103	44
2463 Benjamin St	0.70mi	3/1.0	1,320 (-11%)	8mo	$50,000	$38	43

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: 40.7%
• Equity multiple: 2.87×
• Total profit: $36,730
• Equity at exit: $10,437

10-year hold

• IRR: 49.4%
• Equity multiple: 7.05×
• Total profit: $118,520
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $635

Break-even live

Break-even rent $717

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $675	-5% $655	+0% $635	+5% $615	+10% $595
Rent	-10% $515	-5% $575	+0% $635	+5% $695	+10% $755
Rate	-1.0pp $670	-0.5pp $653	base $635	+0.5pp $617	+1.0pp $599

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Green Isle Way Saginaw, MI	1.0–3.0	1.0–1.5	950	$1,350	$1.42	44d	15	1.09mi

Listing history 9 events

1. 2026-05-05
   status Pending 630-char remark

   Show marketing remark (636 chars)

   HIGHEST AND BEST DUE WEDNESDAY 4/29/2026 @ 12 NOON. Welcome to this 3-bedroom, 2 full bath home full of potential and opportunity! Featuring wood floors, a functional layout, and a 1-car attached garage, this property offers a solid foundation for your vision. Enjoy the convenience of a fenced-in backyard—perfect for pets, entertaining, or relaxing outdoors. Located in a convenient location close to everyday amenities, this home is ideal for buyers looking to add their personal touch. With a little TLC, this property could truly shine. Call today to schedule your personal showing! SELLER WILL NOT REVIEW OFFERS FOR 10 DAYS!

2. 2026-05-05
   status Pending 636-char remark

   Show marketing remark (636 chars)

   HIGHEST AND BEST DUE WEDNESDAY 4/29/2026 @ 12 NOON. Welcome to this 3-bedroom, 2 full bath home full of potential and opportunity! Featuring wood floors, a functional layout, and a 1-car attached garage, this property offers a solid foundation for your vision. Enjoy the convenience of a fenced-in backyard—perfect for pets, entertaining, or relaxing outdoors. Located in a convenient location close to everyday amenities, this home is ideal for buyers looking to add their personal touch. With a little TLC, this property could truly shine. Call today to schedule your personal showing! SELLER WILL NOT REVIEW OFFERS FOR 10 DAYS!

3. 2026-04-16
   listed $70,000 Active 630-char remark

   Show marketing remark (630 chars)

   HIGHEST AND BEST DUE WEDNESDAY 4/29/2026 @ 12 NOON. Welcome to this 3-bedroom, 2 full bath home full of potential and opportunity! Featuring wood floors, a functional layout, and a 1-car attached garage, this property offers a solid foundation for your vision. Enjoy the convenience of a fenced-in backyard-perfect for pets, entertaining, or relaxing outdoors. Located in a convenient location close to everyday amenities, this home is ideal for buyers looking to add their personal touch. With a little TLC, this property could truly shine. Call today to schedule your personal showing! SELLER WILL NOT REVIEW OFFERS FOR 10 DAYS!

4. 2026-04-15
   listed $70,000 Active 636-char remark

   Show marketing remark (636 chars)

   HIGHEST AND BEST DUE WEDNESDAY 4/29/2026 @ 12 NOON. Welcome to this 3-bedroom, 2 full bath home full of potential and opportunity! Featuring wood floors, a functional layout, and a 1-car attached garage, this property offers a solid foundation for your vision. Enjoy the convenience of a fenced-in backyard—perfect for pets, entertaining, or relaxing outdoors. Located in a convenient location close to everyday amenities, this home is ideal for buyers looking to add their personal touch. With a little TLC, this property could truly shine. Call today to schedule your personal showing! SELLER WILL NOT REVIEW OFFERS FOR 10 DAYS!

5. 2001-08-06
   soldstatus $77,000
6. 2001-06-27
   soldstatus $77,000
7. 2001-06-27
   soldstatus $77,000
8. 2001-04-09
   listed $79,900
9. 2001-04-09
   listed $79,900

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,249
• − Mortgage interest: −$3,921
• − Property taxes: −$2,040
• − Insurance: −$350
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$2,036
• Taxable income: $6,981
• Est. tax owed @ 24.0%: −$1,676
• After-tax cash flow: $5,946/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

-12.4% since first listed

9 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-04-16 Listed $70,000 REALCOMP
• 2026-04-15 Listed $70,000 MiRealSource-MiMLS
• 2001-08-06 Sold (Public Records) $77,000 Public Records
• 2001-06-27 Sold (MLS) $77,000 MiRealSource-MiMLS
• 2001-06-27 Sold (MLS) $77,000 REALCOMP
• 2001-04-09 Listed $79,900 MiRealSource-MiMLS
• 2001-04-09 Listed $79,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $2,040 · -33.3% YoY. Source: county tax records.