12505 Bueche Rd · Albee, MI 48417

$89,000

3 bd · 2.5 ba · 1,632 sqft · SingleFamily public records · 216 Days on market

Built 1990 3.17 ac lot $55/sqft · 54% below area ↓ 9% 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
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1990 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * NO VIEWINGS. "As is" sale with no contingencies or inspections. Cash only due to lack of access to interior. Subject to right of redemption expiring 5/11/2026.

Key facts

• 3.17 acre lot
• Garage
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chesaning Union Schools (rural): math 41% / reading 48% proficiency, ranked #153 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 27y 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.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.09% ✓
• Cap rate: 18.41%
• Cash-on-cash: 43.28%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (median comp): $194,200
• List price: $89,000
• Delta: -54.17%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2889 W Birch Run Rd	0.49mi	3/2.0	1,692 (+4%)	9mo	$203,000	$120	62
3055 W Birch Run Rd	0.50mi	3/1.0	1,427 (-13%)	2mo	$137,800	$97	48
12391 Hawkins Rd	0.49mi	4/2.0 (+1)	1,872 (+15%)	18mo	$55,000	$29	30
11925 Bueche Rd	0.57mi	3/1.5	1,400 (-14%)	22mo	$130,000	$93	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 2.72×
• Total profit: $42,819
• Equity at exit: $13,270

10-year hold

• IRR: 46.4%
• Equity multiple: 5.45×
• Total profit: $110,998
• Equity at exit: $7,695

Cash invested: $24,920 (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 48417

• Home prices YoY: -29.9%
• Active inventory: 10
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $899

Break-even live

Break-even rent $725

Max offer price $89,000

Occupancy floor 47%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $89,000 Active 216 DOM
2. 2026-06-17
   days on market $89,000 Active 215 DOM
3. 2026-06-16
   days on market $89,000 Active 214 DOM
4. 2026-06-15
   days on market $89,000 Active 213 DOM
5. 2026-06-13
   days on market $89,000 Active 211 DOM
6. 2026-06-12
   days on market $89,000 Active 210 DOM
7. 2026-06-09
   days on market $89,000 Active 207 DOM
8. 2026-06-08
   days on market $89,000 Active 206 DOM
9. 2026-06-07
   days on market $89,000 Active 205 DOM
10. 2026-06-07
    days on market $89,000 Active 204 DOM
11. 2026-06-04
    days on market $89,000 Active 201 DOM
12. 2026-06-02
    days on market $89,000 Active 200 DOM
13. 2026-06-01
    days on market $89,000 Active 199 DOM
14. 2026-05-31
    days on market $89,000 Active 198 DOM
15. 2026-05-31
    days on market $89,000 Active 197 DOM
16. 2025-11-14
    listed $89,000 Active 493-char remark

    Show marketing remark (493 chars)

    Great Opportunity to own this single-family home built in 1990 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * NO VIEWINGS. "As is" sale with no contingencies or inspections. Cash only due to lack of access to interior. Subject to right of redemption expiring 5/11/2026.

17. 2025-11-14
    listed $89,000 Active 493-char remark

    Show marketing remark (493 chars)

    Great Opportunity to own this single-family home built in 1990 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * NO VIEWINGS. "As is" sale with no contingencies or inspections. Cash only due to lack of access to interior. Subject to right of redemption expiring 5/11/2026.

18. 2004-12-17
    soldstatus $108,150
19. 2004-12-08
    soldstatus $108,150
20. 2004-12-08
    soldstatus $108,150
21. 2004-11-16
    historical
22. 2004-08-27
    listed $112,000
23. 2004-08-27
    listed $112,000
24. 2004-07-29
    historical
25. 2004-07-29
    historical
26. 2004-05-01
    listed $112,000
27. 2004-05-01
    listed $112,000
28. 2002-11-27
    historical
29. 2002-11-27
    historical
30. 2002-07-18
    historical
31. 2002-07-18
    historical
32. 2002-06-05
    listed $102,000
33. 2002-06-05
    listed $102,000
34. 2002-04-23
    listed $102,000
35. 2002-04-23
    listed $102,000
36. 2000-09-28
    historical
37. 2000-09-28
    historical
38. 2000-06-28
    listed $95,021
39. 2000-06-28
    listed $95,021
40. 2000-05-26
    historical
41. 2000-05-26
    historical
42. 1999-11-26
    listed $97,500
43. 1999-11-26
    listed $97,500

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$271/yr (+$23/mo · 32.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥98°F today · 12 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: $22,352
• − Mortgage interest: −$4,985
• − Property taxes: −$828
• − Insurance: −$445
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$2,589
• Taxable income: $9,928
• Est. tax owed @ 24.0%: −$2,383
• After-tax cash flow: $8,402/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: Chesaning Union Schools
• NCES district ID: 2609150
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $45,955
• Composite: 37.82/100
• National rank: #4333
• State rank: #153 of 540 in MI

Livability — Albee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,310

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 11% Romanian 9% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -86.25%
• Current HPI: 202.2839
• 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

-8.7% since first listed

28 events — show timeline

• 2025-11-14 Listed $89,000 MiRealSource-MiMLS
• 2025-11-14 Listed $89,000 REALCOMP
• 2004-12-17 Sold (Public Records) $108,150 Public Records
• 2004-12-08 Sold (MLS) $108,150 MiRealSource-MiMLS
• 2004-12-08 Sold (MLS) $108,150 REALCOMP
• 2004-11-16 Listing Removed — MiRealSource-MiMLS
• 2004-08-27 Listed $112,000 MiRealSource-MiMLS
• 2004-08-27 Listed $112,000 REALCOMP
• 2004-07-29 Listing Removed — REALCOMP
• 2004-07-29 Listing Removed — MiRealSource-MiMLS
• 2004-05-01 Listed $112,000 REALCOMP
• 2004-05-01 Listed $112,000 MiRealSource-MiMLS
• 2002-11-27 Listing Removed — MiRealSource-MiMLS
• 2002-11-27 Listing Removed — REALCOMP
• 2002-07-18 Listing Removed — REALCOMP
• 2002-07-18 Listing Removed — MiRealSource-MiMLS
• 2002-06-05 Listed $102,000 REALCOMP
• 2002-06-05 Listed $102,000 MiRealSource-MiMLS
• 2002-04-23 Listed $102,000 MiRealSource-MiMLS
• 2002-04-23 Listed $102,000 REALCOMP
• 2000-09-28 Listing Removed — MiRealSource-MiMLS
• 2000-09-28 Listing Removed — REALCOMP
• 2000-06-28 Listed $95,021 MiRealSource-MiMLS
• 2000-06-28 Listed $95,021 REALCOMP
• 2000-05-26 Listing Removed — REALCOMP
• 2000-05-26 Listing Removed — MiRealSource-MiMLS
• 1999-11-26 Listed $97,500 REALCOMP
• 1999-11-26 Listed $97,500 MiRealSource-MiMLS

Property tax history

-4.6%/yr

Latest (2025): $828 · -67.4% YoY. Source: county tax records.