2900 Pointer Dr · Shields, MI 48609

$139,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 8 Days on market

Built 1992 0.53 ac lot $108/sqft · 9% below area Est $155k · 9% under $83/mo HOA · 5% of rent

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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 +27.1/30.0
• ARV discount +11.8/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a beautifully wooded setting, this spacious ranch-style home offers the kind of peaceful privacy that's getting harder and harder to find. From the moment you pull into the drive, you'll notice the serene surroundings, towering trees, and the inviting screened porch that practically begs for slow mornings with coffee and quiet evenings listening to nature instead of traffic. This is the kind of property where life just feels a little calmer. Inside, you'll find a functional layout filled with natural light, generously sized rooms, and abundant storage throughout. The large living spaces provide flexibility for everyday living, entertaining, hobbies, or simply spreading out and enjoying the extra elbow room. The screened porch creates an incredible bonus living area overlooking the property, while the oversized garage offers ample room for vehicles, recreational equipment, workshop space, or weekend projects. The home has been well cared for and offers a fantasticopportunity to move right in while still allowing room to make it your own over time. The wooded lot creates a private, up-north feel while still keeping you conveniently connected to nearby amenities, shopping, dining, and recreation. Outdoor enthusiasts will appreciate the nearby parks, trails, lakes, golf courses, and year-round Michigan recreation opportunities. Conveniently located within driving distance of Grand Rapids, Lansing, Mount Pleasant, and the Metro Detroit area, this property makes an excellent full-time residence, seasonal getaway, or peaceful retreat from the pace of city life. If you've been searching for space, privacy, and a setting that feels like home the second you arrive. .. this one deserves a spot at the top of your list.

Key facts

• Private lot
• Screened porch
• Large living spaces

Tags

• SCREENED PORCH
• LARGE LIVING SPACES
• ABUNDANT STORAGE
• OVERSIZED GARAGE
• PRIVATE LOT

Property features AI

Finance

• HOA & community: Association with $1,000 annual fee

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Natural gas connected; Electric water heater
• Home design: Ranch style; Single family residence; Residential property; Built in 1992
• Construction: Vinyl siding; Rubber and shingle roof
• Exterior features: Wooded lot; Unimproved road surface

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Pantry; Insulated windows; Window treatments; Crawl space basement; 7 total rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.7% vs local median 4.5% in Shields — 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 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.
• Swan Valley School District (suburban): math 42% / reading 56% proficiency, ranked #104 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 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 $967 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $139,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.19% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $154,514
• List price: $139,900
• Delta: -9.46%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,674
• Equity at exit: $20,860

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $34,956
• Equity at exit: $12,096

Cash invested: $39,172 (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 48609

• Home prices YoY: -34.2%
• Active inventory: 72
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$58
• HOA: −$83
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $398

Break-even live

Break-even rent $1,166

Max offer price $139,900

Occupancy floor 71%

Sensitivity live

Price	-10% $477	-5% $438	+0% $398	+5% $358	+10% $319
Rent	-10% $266	-5% $332	+0% $398	+5% $464	+10% $530
Rate	-1.0pp $468	-0.5pp $434	base $398	+0.5pp $362	+1.0pp $325

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 6 events

1. 2026-05-15
   status Pending 1751-char remark

   Show marketing remark (992 chars)

   Tucked away on a beautifully wooded setting, this spacious ranch-style home offers the kind of peaceful privacy that's getting harder and harder to find. From the moment you pull into the drive, you'll notice the serene surroundings, towering trees, and the inviting screened porch that practically begs for slow mornings with coffee and quiet evenings listening to nature instead of traffic. This is the kind of property where life just feels a little calmer. Inside, you'll find a functional layout filled with natural light, generously sized rooms, and abundant storage throughout. The large living spaces provide flexibility for everyday living, entertaining, hobbies, or simply spreading out and enjoying the extra elbow room. The screened porch creates an incredible bonus living area overlooking the property, while the oversized garage offers ample room for vehicles, recreational equipment, workshop space, or weekend projects. The home has been well cared for and offers a fantastic

2. 2026-05-15
   status Pending 992-char remark

   Show marketing remark (992 chars)

   Tucked away on a beautifully wooded setting, this spacious ranch-style home offers the kind of peaceful privacy that's getting harder and harder to find. From the moment you pull into the drive, you'll notice the serene surroundings, towering trees, and the inviting screened porch that practically begs for slow mornings with coffee and quiet evenings listening to nature instead of traffic. This is the kind of property where life just feels a little calmer. Inside, you'll find a functional layout filled with natural light, generously sized rooms, and abundant storage throughout. The large living spaces provide flexibility for everyday living, entertaining, hobbies, or simply spreading out and enjoying the extra elbow room. The screened porch creates an incredible bonus living area overlooking the property, while the oversized garage offers ample room for vehicles, recreational equipment, workshop space, or weekend projects. The home has been well cared for and offers a fantastic

3. 2026-05-15
   status Pending

   Show marketing remark (992 chars)

   Tucked away on a beautifully wooded setting, this spacious ranch-style home offers the kind of peaceful privacy that's getting harder and harder to find. From the moment you pull into the drive, you'll notice the serene surroundings, towering trees, and the inviting screened porch that practically begs for slow mornings with coffee and quiet evenings listening to nature instead of traffic. This is the kind of property where life just feels a little calmer. Inside, you'll find a functional layout filled with natural light, generously sized rooms, and abundant storage throughout. The large living spaces provide flexibility for everyday living, entertaining, hobbies, or simply spreading out and enjoying the extra elbow room. The screened porch creates an incredible bonus living area overlooking the property, while the oversized garage offers ample room for vehicles, recreational equipment, workshop space, or weekend projects. The home has been well cared for and offers a fantastic

4. 2026-05-04
   listed $139,900 Active 1751-char remark

   Show marketing remark (992 chars)

   Tucked away on a beautifully wooded setting, this spacious ranch-style home offers the kind of peaceful privacy that's getting harder and harder to find. From the moment you pull into the drive, you'll notice the serene surroundings, towering trees, and the inviting screened porch that practically begs for slow mornings with coffee and quiet evenings listening to nature instead of traffic. This is the kind of property where life just feels a little calmer. Inside, you'll find a functional layout filled with natural light, generously sized rooms, and abundant storage throughout. The large living spaces provide flexibility for everyday living, entertaining, hobbies, or simply spreading out and enjoying the extra elbow room. The screened porch creates an incredible bonus living area overlooking the property, while the oversized garage offers ample room for vehicles, recreational equipment, workshop space, or weekend projects. The home has been well cared for and offers a fantastic

5. 2026-05-04
   listed $139,900 Active 992-char remark

   Show marketing remark (992 chars)

   Tucked away on a beautifully wooded setting, this spacious ranch-style home offers the kind of peaceful privacy that's getting harder and harder to find. From the moment you pull into the drive, you'll notice the serene surroundings, towering trees, and the inviting screened porch that practically begs for slow mornings with coffee and quiet evenings listening to nature instead of traffic. This is the kind of property where life just feels a little calmer. Inside, you'll find a functional layout filled with natural light, generously sized rooms, and abundant storage throughout. The large living spaces provide flexibility for everyday living, entertaining, hobbies, or simply spreading out and enjoying the extra elbow room. The screened porch creates an incredible bonus living area overlooking the property, while the oversized garage offers ample room for vehicles, recreational equipment, workshop space, or weekend projects. The home has been well cared for and offers a fantastic

6. 2026-05-04
   listed $139,900 Active

   Show marketing remark (992 chars)

   Tucked away on a beautifully wooded setting, this spacious ranch-style home offers the kind of peaceful privacy that's getting harder and harder to find. From the moment you pull into the drive, you'll notice the serene surroundings, towering trees, and the inviting screened porch that practically begs for slow mornings with coffee and quiet evenings listening to nature instead of traffic. This is the kind of property where life just feels a little calmer. Inside, you'll find a functional layout filled with natural light, generously sized rooms, and abundant storage throughout. The large living spaces provide flexibility for everyday living, entertaining, hobbies, or simply spreading out and enjoying the extra elbow room. The screened porch creates an incredible bonus living area overlooking the property, while the oversized garage offers ample room for vehicles, recreational equipment, workshop space, or weekend projects. The home has been well cared for and offers a fantastic

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: +$798/yr (+$66/mo · 142.9%)

ⓘ 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 (shaded) · 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: $20,042
• − Mortgage interest: −$7,837
• − Property taxes: −$558
• − Insurance: −$700
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$996
• − Depreciation: −$4,070
• Taxable income: $2,675
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $4,134/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: Swan Valley School District
• NCES district ID: 2633410
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $54,994
• Composite: 42.38/100
• National rank: #3241
• State rank: #104 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

• Population (ZIP): 12,206

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 6% 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: ▼ -93.03%
• Current HPI: 179.2881
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — SW Michigan MLS
• 2026-05-04 Listed $139,900 SW Michigan MLS
• 2026-05-04 Listed $139,900 MiRealSource-MiMLS
• 2026-05-04 Listed $139,900 REALCOMP

Property tax history

-6.6%/yr

Latest (2025): $558 · -71.7% YoY. Source: county tax records.