2391 Shattuck Rd · Saginaw, MI 48603

$164,900

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 12 Days on market

Built 1955 0.33 ac lot $148/sqft · at area comps Est $170k · at est.

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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 +18.5/30.0
• ARV discount +8.8/15.0
• DSCR +5.8/10.0
• Rent growth +4.4/5.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2391 Shattuck Rd. This charming ranch offers a main floor with 3 spacious bedrooms, hardwood floors throughout, a cozy living room fireplace, and an updated kitchen and bathroom. The full basement is perfect for a family room, plenty of storage, and extra room for a gym.

Key facts

• Plenty of storage
• Full basement
• Updated kitchen

Tags

• HARDWOOD FLOORS
• COZY LIVING ROOM FIREPLACE
• UPDATED KITCHEN
• UPDATED BATHROOM
• FULL BASEMENT
• PLENTY OF STORAGE

Property features AI

Finance

• Other: Located in the GRAND PARK subdivision; Zoned residential; Cross streets: Barnard / Porlas Pl
• HOA & community: Homeowners association present

Exterior

• Parking: Detached assigned garage (1.5-car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation; Built with block basement
• Exterior features: Front porch; Paved road access; Lot roughly 96 x 150 (0.33 acre)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Living room fireplace; Basement with block foundation
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $147k (10.9% below list).
• Recommended offer: $147k (10.9% 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,864 (10.9% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.89% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (median comp): $169,652
• List price: $164,900
• Delta: -2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2391 Shattuck Rd	0.00mi	3/1.0	1,114 (0%)	0mo	$160,000	$144	100
2355 Plainview Dr	0.11mi	3/1.0	1,064 (-4%)	3mo	$169,900	$160	85
2241 Moonglow Ct	0.23mi	3/2.0	1,200 (+8%)	2mo	$225,000	$188	71
3120 Barnard Rd	0.17mi	2/1.0 (-1)	1,250 (+12%)	4mo	$175,000	$140	63
2512 WITTERS St	0.72mi	3/1.0	1,095 (-2%)	3mo	$109,900	$100	61
2955 Eddy St	0.74mi	3/1.0	1,107 (-1%)	6mo	$75,200	$68	59
2454 Durand St	0.68mi	4/1.0 (+1)	1,142 (+2%)	2mo	$33,500	$29	58
723 Pioneer Trl	0.65mi	3/1.0	1,194 (+7%)	2mo	$109,000	$91	56
626 Stoker Dr	0.68mi	3/1.0	1,012 (-9%)	1mo	$65,000	$64	52
3035 Schaeffer St	0.61mi	4/1.5 (+1)	1,186 (+6%)	6mo	$78,500	$66	49
2450 N Mason St	0.67mi	2/1.0 (-1)	1,043 (-6%)	6mo	$100,000	$96	48
2513 Barnard St	0.55mi	2/1.0 (-1)	966 (-13%)	3mo	$41,000	$42	44

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: -5.3%
• Equity multiple: 0.79×
• Total profit: $-9,493
• Equity at exit: $24,587

10-year hold

• IRR: 8.8%
• Equity multiple: 1.81×
• Total profit: $37,339
• Equity at exit: $14,258

Cash invested: $46,172 (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 48603

• Rents YoY: 7.7%
• Active inventory: 162
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $157

Break-even live

Break-even rent $1,270

Max offer price $164,900

Occupancy floor 84%

Sensitivity live

Price	-10% $250	-5% $204	+0% $157	+5% $110	+10% $64
Rent	-10% $41	-5% $99	+0% $157	+5% $215	+10% $273
Rate	-1.0pp $240	-0.5pp $199	base $157	+0.5pp $114	+1.0pp $71

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: $41,225
• Closing costs: $4,947
• 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	45d	15	1.08mi

Listing history 25 events

1. 2026-05-10
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Welcome to 2391 Shattuck Rd. This charming ranch offers a main floor with 3 spacious bedrooms, hardwood floors throughout, a cozy living room fireplace, and an updated kitchen and bathroom. The full basement is perfect for a family room, plenty of storage, and extra room for a gym.

2. 2026-05-10
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Welcome to 2391 Shattuck Rd. This charming ranch offers a main floor with 3 spacious bedrooms, hardwood floors throughout, a cozy living room fireplace, and an updated kitchen and bathroom. The full basement is perfect for a family room, plenty of storage, and extra room for a gym.

3. 2026-04-28
   listed $164,900 Active 282-char remark

   Show marketing remark (282 chars)

   Welcome to 2391 Shattuck Rd. This charming ranch offers a main floor with 3 spacious bedrooms, hardwood floors throughout, a cozy living room fireplace, and an updated kitchen and bathroom. The full basement is perfect for a family room, plenty of storage, and extra room for a gym.

4. 2026-04-28
   listed $164,900 Active 282-char remark

   Show marketing remark (282 chars)

   Welcome to 2391 Shattuck Rd. This charming ranch offers a main floor with 3 spacious bedrooms, hardwood floors throughout, a cozy living room fireplace, and an updated kitchen and bathroom. The full basement is perfect for a family room, plenty of storage, and extra room for a gym.

5. 2016-09-15
   soldstatus $80,000
6. 2016-08-29
   soldstatus $80,000

   Show marketing remark (727 chars)

   Looking for that affordable, perfect home with all the updates? Here it is! Beautifully remodeled home! 3 bedroom, 1 bath, Stunning kitchen with new cabinets, new counter tops, new stainless steel appliances and new flooring! Updated bathroom, Beautiful re-finished hardwood floors in the Living room & bedrooms, large clean basement -could be used for a family room-playroom and or home gym. Basement also features an ever-dry system, New furnace June 2016, New Hot water Heater July 2016, updated wiring 2015, new steel doors, New front porch, 1 car garage, Backyard-beautiful park like setting that is private and treed, shed for additional storage. This home is move in ready, a must see. Call for your showing today!

7. 2016-08-29
   soldstatus $80,000 Closed

   Show marketing remark (727 chars)

   Looking for that affordable, perfect home with all the updates? Here it is! Beautifully remodeled home! 3 bedroom, 1 bath, Stunning kitchen with new cabinets, new counter tops, new stainless steel appliances and new flooring! Updated bathroom, Beautiful re-finished hardwood floors in the Living room & bedrooms, large clean basement -could be used for a family room-playroom and or home gym. Basement also features an ever-dry system, New furnace June 2016, New Hot water Heater July 2016, updated wiring 2015, new steel doors, New front porch, 1 car garage, Backyard-beautiful park like setting that is private and treed, shed for additional storage. This home is move in ready, a must see. Call for your showing today!

8. 2016-07-25
   status Pending
9. 2016-07-11
   listed $83,900 Active

   Show marketing remark (727 chars)

   Looking for that affordable, perfect home with all the updates? Here it is! Beautifully remodeled home! 3 bedroom, 1 bath, Stunning kitchen with new cabinets, new counter tops, new stainless steel appliances and new flooring! Updated bathroom, Beautiful re-finished hardwood floors in the Living room & bedrooms, large clean basement -could be used for a family room-playroom and or home gym. Basement also features an ever-dry system, New furnace June 2016, New Hot water Heater July 2016, updated wiring 2015, new steel doors, New front porch, 1 car garage, Backyard-beautiful park like setting that is private and treed, shed for additional storage. This home is move in ready, a must see. Call for your showing today!

10. 2016-07-11
    listed $83,900

    Show marketing remark (727 chars)

    Looking for that affordable, perfect home with all the updates? Here it is! Beautifully remodeled home! 3 bedroom, 1 bath, Stunning kitchen with new cabinets, new counter tops, new stainless steel appliances and new flooring! Updated bathroom, Beautiful re-finished hardwood floors in the Living room & bedrooms, large clean basement -could be used for a family room-playroom and or home gym. Basement also features an ever-dry system, New furnace June 2016, New Hot water Heater July 2016, updated wiring 2015, new steel doors, New front porch, 1 car garage, Backyard-beautiful park like setting that is private and treed, shed for additional storage. This home is move in ready, a must see. Call for your showing today!

11. 2016-06-03
    soldstatus $37,500
12. 2016-06-03
    soldstatus $37,500 Closed
13. 2016-05-27
    status Pending
14. 2016-05-16
    listed $45,000 Active
15. 2016-05-16
    listed $45,000
16. 2016-05-16
    historical
17. 2016-05-11
    historical
18. 2016-04-21
    listed $47,500 Active
19. 2016-04-20
    status Active
20. 2016-03-24
    historical Keep Showing-Contgcy Appl
21. 2016-02-15
    listed $47,500 Active
22. 2016-02-06
    historical
23. 2016-02-06
    historical
24. 2016-01-07
    listed $47,500 Active
25. 2015-08-05
    listed $47,500

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $1,688 · $141/mo
• Expected delta: +$851/yr (+$71/mo · 101.7%)

ⓘ 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: $17,624
• − Mortgage interest: −$9,237
• − Property taxes: −$837
• − Insurance: −$824
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,797
• Taxable loss: −$892
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,098/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

+236.8% since first listed

27 events — show timeline

• 2026-06-16 Sold (MLS) $160,000 REALCOMP
• 2026-06-16 Sold (MLS) $160,000 MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-04-28 Listed $164,900 REALCOMP
• 2026-04-28 Listed $164,900 MiRealSource-MiMLS
• 2016-09-15 Sold (Public Records) $80,000 Public Records
• 2016-08-29 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2016-08-29 Sold (MLS) $80,000 REALCOMP
• 2016-07-25 Pending — MiRealSource-MiMLS
• 2016-07-11 Listed $83,900 MiRealSource-MiMLS
• 2016-07-11 Listed $83,900 REALCOMP
• 2016-06-03 Sold (MLS) $37,500 MiRealSource-MiMLS
• 2016-06-03 Sold (MLS) $37,500 REALCOMP
• 2016-05-27 Pending — MiRealSource-MiMLS
• 2016-05-16 Listed $45,000 MiRealSource-MiMLS
• 2016-05-16 Listed $45,000 REALCOMP
• 2016-05-16 Listing Removed — MiRealSource-MiMLS
• 2016-05-11 Listing Removed — REALCOMP
• 2016-04-21 Listed $47,500 REALCOMP
• 2016-04-20 Relisted — MiRealSource-MiMLS
• 2016-03-24 Contingent — MiRealSource-MiMLS
• 2016-02-15 Listed $47,500 MiRealSource-MiMLS
• 2016-02-06 Listing Removed — REALCOMP
• 2016-02-06 Listing Removed — MiRealSource-MiMLS
• 2016-01-07 Listed $47,500 MiRealSource-MiMLS
• 2015-08-05 Listed $47,500 REALCOMP

Property tax history

-1.6%/yr

Latest (2025): $837 · -50.7% YoY. Source: county tax records.