2430 Whittier St · Saginaw, MI 48601

$57,500

3 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 72 Days on market

Built 1942 5,663 sqft lot Est $39k · 47% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

Key facts

• Vinyl siding
• Loft area
• 5,663 sq ft lot

Tags

• QUIET RESIDENTIAL NEIGHBORHOOD
• LOFT AREA
• PARTIALLY FENCED BACKYARD
• VINYL SIDING
• NATURAL GAS FORCED AIR HEAT

Property features AI

Finance

• Other: Located in the Hosmer Farm subdivision; Cross streets: S 20th / S 17th
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Fenced yard; Paved road access; Lot approximately 50 x 115 (0.13 acre)

Interior

• Kitchen: Eat-in kitchen; Gas water heater
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Eat-in kitchen; Block basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 8.3% 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 School District (urban): math 20% / reading 29% proficiency, ranked #444 of 540 in MI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 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 $398 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 + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 19.42%
• Cash-on-cash: 46.89%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $39,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 S 4th Ave	0.59mi	3/1.0	1,090 (+0%)	3mo	$4,000	$4	69
4125 Hiland St	0.74mi	3/1.0	1,092 (+1%)	3mo	$90,000	$82	62
2523 E Holland Ave	0.28mi	2/1.0 (-1)	987 (-9%)	8mo	$18,100	$18	60
814 S 12th St	0.54mi	4/1.0 (+1)	1,106 (+2%)	11mo	$40,000	$36	58
2316 Whittier St	0.10mi	2/1.0 (-1)	932 (-14%)	11mo	$11,250	$12	57
1521 Fenton St	0.73mi	3/1.0	1,100 (+1%)	9mo	$28,000	$25	56
4308 Webber St	0.69mi	3/1.0	1,104 (+2%)	12mo	$60,000	$54	55
525 S 14th St	0.70mi	3/1.0	1,046 (-4%)	9mo	$48,500	$46	54
3232 Ruckle St	0.67mi	3/1.0	1,174 (+8%)	4mo	$41,000	$35	52
1541 Emily St	0.63mi	3/1.0	999 (-8%)	10mo	$20,000	$20	49
3015 Perkins St	0.50mi	3/1.0	960 (-12%)	12mo	$63,500	$66	47
514 S 24th St	0.69mi	3/1.0	942 (-13%)	15mo	$81,000	$86	34

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: 44.2%
• Equity multiple: 2.91×
• Total profit: $30,745
• Equity at exit: $8,573

10-year hold

• IRR: 50.2%
• Equity multiple: 5.87×
• Total profit: $78,346
• Equity at exit: $4,972

Cash invested: $16,100 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 199
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $629

Break-even live

Break-even rent $454

Max offer price $57,500

Occupancy floor 45%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	43d	1	0.79mi

Listing history 26 events

1. 2026-06-19
   days on market $57,500 Active 72 DOM
2. 2026-06-18
   days on market $57,500 Active 71 DOM
3. 2026-06-17
   days on market $57,500 Active 70 DOM
4. 2026-06-16
   days on market $57,500 Active 69 DOM
5. 2026-06-15
   days on market $57,500 Active 68 DOM
6. 2026-06-14
   days on market $57,500 Active 66 DOM
7. 2026-06-12
   days on market $57,500 Active 65 DOM
8. 2026-06-09
   days on market $57,500 Active 62 DOM
9. 2026-06-08
   days on market $57,500 Active 61 DOM
10. 2026-06-07
    days on market $57,500 Active 60 DOM
11. 2026-06-05
    days on market $57,500 Active 57 DOM
12. 2026-06-03
    days on market $57,500 Active 56 DOM
13. 2026-06-02
    days on market $57,500 Active 55 DOM
14. 2026-06-01
    days on market $57,500 Active 54 DOM
15. 2026-05-31
    days on market $57,500 Active 53 DOM
16. 2026-05-30
    days on market $57,500 Active 52 DOM
17. 2026-04-30
    status Active

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

18. 2026-04-30
    status Active 611-char remark

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

19. 2026-04-08
    status Pending

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

20. 2026-04-08
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

21. 2026-03-27
    status Active

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

22. 2026-03-27
    status Active 611-char remark

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

23. 2026-03-19
    status Pending

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

24. 2026-03-19
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

25. 2026-03-09
    listed $57,500 Active

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

26. 2026-03-09
    listed $57,500 Active 611-char remark

    Show marketing remark (611 chars)

    Affordable Saginaw home offering a chance to build equity! This 3-bedroom, 1-bath, 1.5-story home features two bedrooms on the main floor and a third bedroom upstairs, along with a loft area perfect for storage or a small flex space. With 1,021 sq. ft. above ground and a 645 sq. ft. unfinished block basement (laundry and storage), this home sits on a 50 x 115 lot in a quiet residential neighborhood near I-75. Built in 1942, it features vinyl siding and natural gas forced air heat. While it could use some cosmetic updating, it’s ideal for first-time buyers or investors. Backyard is partially fenced.

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$245/yr (+$20/mo · 62.1%)

ⓘ 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 ≥100°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: $15,000
• − Mortgage interest: −$3,221
• − Property taxes: −$395
• − Insurance: −$288
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,673
• Taxable income: $7,024
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $5,863/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 School District
• NCES district ID: 2630390
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $28,940
• Composite: 19.6/100
• National rank: #8755
• State rank: #444 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

• Census place: Saginaw, MI
• City population: 54,884
• Population (ZIP): 32,069

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 27% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -93.46%
• Current HPI: 197.3359
• 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

10 events — show timeline

• 2026-04-30 Relisted — REALCOMP
• 2026-04-30 Relisted — MiRealSource-MiMLS
• 2026-04-08 Pending — REALCOMP
• 2026-04-08 Pending — MiRealSource-MiMLS
• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Relisted — MiRealSource-MiMLS
• 2026-03-19 Pending — REALCOMP
• 2026-03-19 Pending — MiRealSource-MiMLS
• 2026-03-09 Listed $57,500 REALCOMP
• 2026-03-09 Listed $57,500 MiRealSource-MiMLS

Property tax history

+0.1%/yr

Latest (2025): $395 · -22.5% YoY. Source: county tax records.