346 Weiss St · Saginaw, MI 48604

$45,000

4 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 21 Days on market

Built 1960 8,712 sqft lot

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Income-producing duplex located on the corner of Weiss & Eddy, priced well below market value and full of potential for the right buyer. The first-floor unit offers 2 bedrooms and 1 bathroom, while the upper unit features 3 bedrooms and 1 bathroom. This property is ideal for investors, contractors, or handyman buyers looking to renovate and build equity while generating future rental income from both units. Property requires substantial repairs and is being sold strictly as-is, including significant roof replacement and floor joist repairs in one room. Excellent upside potential for those seeking a value-add project with long-term income possibilities. Don't miss this opportunity!

Key facts

• 8,712 sq ft lot
• Built 1960
• Listed 21 days

Tags

• INCOME PRODUCING DUPLEX
• LONG TERM INCOME POSSIBILITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential; Two-story building; Wood siding exterior
• Construction: Composition roof
• Exterior features: Paved road access; Pets allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.8% 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.
• Carrollton Public Schools (suburban): math 9% / reading 26% proficiency, ranked #485 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 70 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 2.92% ✓
• Cap rate: 26.78%
• Cash-on-cash: 73.16%
• DSCR: 4.26
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $136,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3004 Harrison St	0.39mi	4/2.5	2,091 (+7%)	4mo	$46,000	$22	64
2115 Reinhardt St	0.61mi	3/2.0 (-1)	1,976 (+1%)	10mo	$159,500	$81	56
1060 Cross St	0.41mi	4/1.0	2,185 (+12%)	1mo	$163,000	$75	56
3001 Eddy St	0.34mi	3/2.5 (-1)	2,150 (+10%)	8mo	$119,900	$56	53
356 / 362 Shattuck Rd	0.57mi	4/2.0	1,803 (-7%)	14mo	$185,000	$103	49
356 / 362 Shattuck Rd	0.57mi	4/2.0	1,803 (-7%)	14mo	$185,000	$103	49
3056 Schaeffer St	0.44mi	4/2.0	1,728 (-11%)	18mo	$97,000	$56	46
3016 Monroe St	0.43mi	3/2.0 (-1)	1,670 (-14%)	8mo	$99,000	$59	45
2331 N Mason St	0.70mi	3/1.5 (-1)	1,944 (-0%)	18mo	$119,000	$61	45
2752 Cecelia St	0.29mi	3/1.5 (-1)	2,200 (+13%)	21mo	$153,000	$70	41
705 Homedale St	0.55mi	3/1.5 (-1)	1,756 (-10%)	14mo	$157,000	$89	39
644 Meadowlawn St	0.70mi	3/2.0 (-1)	2,200 (+13%)	6mo	$145,000	$66	36

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: 72.9%
• Equity multiple: 4.30×
• Total profit: $41,629
• Equity at exit: $6,710

10-year hold

• IRR: 76.7%
• Equity multiple: 8.88×
• Total profit: $99,230
• Equity at exit: $3,891

Cash invested: $12,600 (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 48604

• Home prices YoY: -24.6%
• Active inventory: 70
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$16 /mo · $186/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $768

Break-even live

Break-even rent $342

Max offer price $45,000

Occupancy floor 37%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $45,000 Active 21 DOM
2. 2026-06-18
   days on market $45,000 Active 20 DOM
3. 2026-06-17
   days on market $45,000 Active 19 DOM
4. 2026-06-16
   days on market $45,000 Active 18 DOM
5. 2026-06-15
   days on market $45,000 Active 17 DOM
6. 2026-06-14
   days on market $45,000 Active 15 DOM
7. 2026-06-12
   days on market $45,000 Active 14 DOM
8. 2026-06-09
   days on market $45,000 Active 11 DOM
9. 2026-06-08
   days on market $45,000 Active 10 DOM
10. 2026-06-07
    days on market $45,000 Active 9 DOM
11. 2026-06-05
    days on market $45,000 Active 6 DOM
12. 2026-06-03
    days on market $45,000 Active 5 DOM
13. 2026-06-02
    days on market $45,000 Active 4 DOM
14. 2026-06-01
    days on market $45,000 Active 3 DOM
15. 2026-05-31
    days on market $45,000 Active 2 DOM
16. 2026-05-29
    listed $45,000 Active 725-char remark

    Show marketing remark (725 chars)

    Great investment opportunity! Income-producing duplex located on the corner of Weiss & Eddy, priced well below market value and full of potential for the right buyer. The first-floor unit offers 2 bedrooms and 1 bathroom, while the upper unit features 3 bedrooms and 1 bathroom. This property is ideal for investors, contractors, or handyman buyers looking to renovate and build equity while generating future rental income from both units. Property requires substantial repairs and is being sold strictly as-is, including significant roof replacement and floor joist repairs in one room. Excellent upside potential for those seeking a value-add project with long-term income possibilities. Don't miss this opportunity!

17. 2026-05-29
    listed $45,000 Active

    Show marketing remark (725 chars)

    Great investment opportunity! Income-producing duplex located on the corner of Weiss & Eddy, priced well below market value and full of potential for the right buyer. The first-floor unit offers 2 bedrooms and 1 bathroom, while the upper unit features 3 bedrooms and 1 bathroom. This property is ideal for investors, contractors, or handyman buyers looking to renovate and build equity while generating future rental income from both units. Property requires substantial repairs and is being sold strictly as-is, including significant roof replacement and floor joist repairs in one room. Excellent upside potential for those seeking a value-add project with long-term income possibilities. Don't miss this opportunity!

18. 2026-01-23
    soldstatus $30,000 Closed 323-char remark

    Show marketing remark (323 chars)

    OPPORTUNITY! Income-producing duplex in need of substantial repairs, priced well below market value. This property offers a way to generate cash flow for investors looking to renovate and add value. Being sold as-is, with pricing that reflects the work needed. Ideal for experienced investors seeking a high-upside project.

19. 2026-01-23
    soldstatus $30,000 Closed

    Show marketing remark (323 chars)

    OPPORTUNITY! Income-producing duplex in need of substantial repairs, priced well below market value. This property offers a way to generate cash flow for investors looking to renovate and add value. Being sold as-is, with pricing that reflects the work needed. Ideal for experienced investors seeking a high-upside project.

20. 2026-01-16
    status Pending

    Show marketing remark (323 chars)

    OPPORTUNITY! Income-producing duplex in need of substantial repairs, priced well below market value. This property offers a way to generate cash flow for investors looking to renovate and add value. Being sold as-is, with pricing that reflects the work needed. Ideal for experienced investors seeking a high-upside project.

21. 2026-01-16
    status Pending 323-char remark

    Show marketing remark (323 chars)

    OPPORTUNITY! Income-producing duplex in need of substantial repairs, priced well below market value. This property offers a way to generate cash flow for investors looking to renovate and add value. Being sold as-is, with pricing that reflects the work needed. Ideal for experienced investors seeking a high-upside project.

22. 2026-01-13
    listed $32,000 Active

    Show marketing remark (323 chars)

    OPPORTUNITY! Income-producing duplex in need of substantial repairs, priced well below market value. This property offers a way to generate cash flow for investors looking to renovate and add value. Being sold as-is, with pricing that reflects the work needed. Ideal for experienced investors seeking a high-upside project.

23. 2026-01-13
    listed $32,000 Active 323-char remark

    Show marketing remark (323 chars)

    OPPORTUNITY! Income-producing duplex in need of substantial repairs, priced well below market value. This property offers a way to generate cash flow for investors looking to renovate and add value. Being sold as-is, with pricing that reflects the work needed. Ideal for experienced investors seeking a high-upside project.

ⓘ 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: $186 · $16/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$253/yr (+$21/mo · 135.9%)

ⓘ 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 ≥99°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: $15,774
• − Mortgage interest: −$2,521
• − Property taxes: −$186
• − Insurance: −$225
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,309
• Taxable income: $9,009
• Est. tax owed @ 24.0%: −$2,162
• After-tax cash flow: $7,056/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: Carrollton Public Schools
• NCES district ID: 2608070
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $39,147
• Composite: 14.74/100
• National rank: #9395
• State rank: #485 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

• City population: 54,884
• Population (ZIP): 11,284

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Lithuanian 6% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -68.55%
• Current HPI: 210.5278
• 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

+40.6% since first listed

8 events — show timeline

• 2026-05-29 Listed $45,000 REALCOMP
• 2026-05-29 Listed $45,000 MiRealSource-MiMLS
• 2026-01-23 Sold (MLS) $30,000 REALCOMP
• 2026-01-23 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2026-01-16 Pending — REALCOMP
• 2026-01-16 Pending — MiRealSource-MiMLS
• 2026-01-13 Listed $32,000 REALCOMP
• 2026-01-13 Listed $32,000 MiRealSource-MiMLS

Property tax history

-13.2%/yr

Latest (2025): $186 · -89.2% YoY. Source: county tax records.