626 Stoker Dr · Saginaw, MI 48604

$63,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 89 Days on market

Built 1935 5,663 sqft lot Est $97k · 35% under ↓ 21% since listing

---

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
• ARV discount +15.0/15.0
• 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 +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Foreclosure opportunity in Carrollton featuring 3 bedrooms, hardwood floors, and a spacious tandem garage. This property offers solid potential with a functional layout and classic wood flooring throughout much of the home. Home requires TLC and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity. The unfinished basement provides excellent possibilities for additional living space, recreation area, or storage. Property sold as-is. Bring your vision and make this one your next project! All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Unfinished basement
• Functional layout
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SPACIOUS TANDEM GARAGE
• FUNCTIONAL LAYOUT
• UNFINISHED BASEMENT
• ADDITIONAL LIVING SPACE
• RECREATION AREA

Property features AI

Finance

• Other: Above grade finished area reported (1,012 square feet)
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage; Additional garage structures on property
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential zoning; Subdivision: CONRAD BRECHTELSBAUERS ADD; Facing/cross street area: N Michigan Ave / Schaeffer St
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Deck; Porch; Fenced yard; Public maintained paved road

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Hardwood flooring; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 $436 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 20y 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1935 — 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: 1.88% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.65%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $97,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Stoker Dr	0.00mi	3/1.0	1,012 (0%)	1mo	$65,000	$64	100
2955 Eddy St	0.09mi	3/1.0	1,107 (+9%)	6mo	$75,200	$68	75
2459 Benjamin St	0.52mi	2/1.0 (-1)	1,023 (+1%)	8mo	$50,000	$49	63
3459 Church St	0.71mi	3/1.0	1,024 (+1%)	4mo	$120,000	$117	61
587 Meadowlawn St	0.41mi	3/1.0	925 (-9%)	7mo	$127,000	$137	61
3047 Jackson St	0.37mi	3/1.0	1,124 (+11%)	6mo	$49,900	$44	59
2343 N Bond St	0.65mi	3/1.0	1,054 (+4%)	6mo	$44,900	$43	57
2355 Plainview Dr	0.69mi	3/1.0	1,064 (+5%)	3mo	$169,900	$160	57
2450 N Mason St	0.66mi	2/1.0 (-1)	1,043 (+3%)	6mo	$100,000	$96	54
2391 Shattuck Rd	0.68mi	3/1.0	1,114 (+10%)	0mo	$160,000	$144	51
2454 Durand St	0.62mi	4/1.0 (+1)	1,142 (+13%)	1mo	$33,500	$29	44
555 Pioneer Trail St	0.48mi	2/2.0 (-1)	864 (-15%)	7mo	$119,000	$138	38

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: 33.6%
• Equity multiple: 2.42×
• Total profit: $25,024
• Equity at exit: $9,394

10-year hold

• IRR: 40.5%
• Equity multiple: 4.80×
• Total profit: $67,116
• Equity at exit: $5,447

Cash invested: $17,640 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $553

Break-even live

Break-even rent $482

Max offer price $63,000

Occupancy floor 48%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-05-20
   status Pending

   Show marketing remark (816 chars)

   Foreclosure opportunity in Carrollton featuring 3 bedrooms, hardwood floors, and a spacious tandem garage. This property offers solid potential with a functional layout and classic wood flooring throughout much of the home. Home requires TLC and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity. The unfinished basement provides excellent possibilities for additional living space, recreation area, or storage. Property sold as-is. Bring your vision and make this one your next project! All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

2. 2026-05-20
   status Pending 816-char remark

   Show marketing remark (816 chars)

   Foreclosure opportunity in Carrollton featuring 3 bedrooms, hardwood floors, and a spacious tandem garage. This property offers solid potential with a functional layout and classic wood flooring throughout much of the home. Home requires TLC and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity. The unfinished basement provides excellent possibilities for additional living space, recreation area, or storage. Property sold as-is. Bring your vision and make this one your next project! All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

3. 2026-03-12
   historical Active Under Contract

   Show marketing remark (816 chars)

   Foreclosure opportunity in Carrollton featuring 3 bedrooms, hardwood floors, and a spacious tandem garage. This property offers solid potential with a functional layout and classic wood flooring throughout much of the home. Home requires TLC and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity. The unfinished basement provides excellent possibilities for additional living space, recreation area, or storage. Property sold as-is. Bring your vision and make this one your next project! All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

4. 2026-03-12
   historical Keep Showing-Contgcy Appl 816-char remark

   Show marketing remark (816 chars)

   Foreclosure opportunity in Carrollton featuring 3 bedrooms, hardwood floors, and a spacious tandem garage. This property offers solid potential with a functional layout and classic wood flooring throughout much of the home. Home requires TLC and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity. The unfinished basement provides excellent possibilities for additional living space, recreation area, or storage. Property sold as-is. Bring your vision and make this one your next project! All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

5. 2026-02-20
   listed $63,000 Active

   Show marketing remark (816 chars)

   Foreclosure opportunity in Carrollton featuring 3 bedrooms, hardwood floors, and a spacious tandem garage. This property offers solid potential with a functional layout and classic wood flooring throughout much of the home. Home requires TLC and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity. The unfinished basement provides excellent possibilities for additional living space, recreation area, or storage. Property sold as-is. Bring your vision and make this one your next project! All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

6. 2026-02-20
   listed $63,000 Active 816-char remark

   Show marketing remark (816 chars)

   Foreclosure opportunity in Carrollton featuring 3 bedrooms, hardwood floors, and a spacious tandem garage. This property offers solid potential with a functional layout and classic wood flooring throughout much of the home. Home requires TLC and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity. The unfinished basement provides excellent possibilities for additional living space, recreation area, or storage. Property sold as-is. Bring your vision and make this one your next project! All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

7. 2018-11-19
   soldstatus $69,000
8. 2018-11-09
   soldstatus $69,000 Sold 441-char remark

   Show marketing remark (441 chars)

   Beautiful home in Carrollton Township! With newly refinished hardwood floors in the living room and dining room area, Freshly stained front porch, updated bathroom And original hardwood trim throughout. This home offers a 2 car deep garage and a partially finished basement ready to make into your very own space. Seller is in the process of applying a fresh coat of paint throughout so Come and see for yourself how this is home sweet home.

9. 2018-11-09
   soldstatus $69,000

   Show marketing remark (441 chars)

   Beautiful home in Carrollton Township! With newly refinished hardwood floors in the living room and dining room area, Freshly stained front porch, updated bathroom And original hardwood trim throughout. This home offers a 2 car deep garage and a partially finished basement ready to make into your very own space. Seller is in the process of applying a fresh coat of paint throughout so Come and see for yourself how this is home sweet home.

10. 2018-11-09
    soldstatus $69,000 Closed

    Show marketing remark (441 chars)

    Beautiful home in Carrollton Township! With newly refinished hardwood floors in the living room and dining room area, Freshly stained front porch, updated bathroom And original hardwood trim throughout. This home offers a 2 car deep garage and a partially finished basement ready to make into your very own space. Seller is in the process of applying a fresh coat of paint throughout so Come and see for yourself how this is home sweet home.

11. 2018-09-27
    status Pending

    Show marketing remark (441 chars)

    Beautiful home in Carrollton Township! With newly refinished hardwood floors in the living room and dining room area, Freshly stained front porch, updated bathroom And original hardwood trim throughout. This home offers a 2 car deep garage and a partially finished basement ready to make into your very own space. Seller is in the process of applying a fresh coat of paint throughout so Come and see for yourself how this is home sweet home.

12. 2018-09-27
    status Pending 441-char remark

    Show marketing remark (441 chars)

    Beautiful home in Carrollton Township! With newly refinished hardwood floors in the living room and dining room area, Freshly stained front porch, updated bathroom And original hardwood trim throughout. This home offers a 2 car deep garage and a partially finished basement ready to make into your very own space. Seller is in the process of applying a fresh coat of paint throughout so Come and see for yourself how this is home sweet home.

13. 2018-09-10
    listed $69,000
14. 2018-08-07
    listed $69,000 Active 441-char remark

    Show marketing remark (441 chars)

    Beautiful home in Carrollton Township! With newly refinished hardwood floors in the living room and dining room area, Freshly stained front porch, updated bathroom And original hardwood trim throughout. This home offers a 2 car deep garage and a partially finished basement ready to make into your very own space. Seller is in the process of applying a fresh coat of paint throughout so Come and see for yourself how this is home sweet home.

15. 2018-08-07
    listed $69,000 Active

    Show marketing remark (441 chars)

    Beautiful home in Carrollton Township! With newly refinished hardwood floors in the living room and dining room area, Freshly stained front porch, updated bathroom And original hardwood trim throughout. This home offers a 2 car deep garage and a partially finished basement ready to make into your very own space. Seller is in the process of applying a fresh coat of paint throughout so Come and see for yourself how this is home sweet home.

16. 2017-09-17
    historical
17. 2017-09-17
    historical
18. 2017-09-16
    historical
19. 2017-06-27
    listed $70,000 Active
20. 2017-06-09
    listed $70,000 Active
21. 2017-03-30
    historical
22. 2017-03-20
    listed $70,000 Active
23. 2017-03-20
    listed $70,000 Active
24. 2013-01-27
    historical
25. 2013-01-27
    historical
26. 2012-07-27
    listed $74,900
27. 2012-07-27
    listed $74,900
28. 2007-05-18
    soldstatus $73,000
29. 2007-05-15
    soldstatus $73,000
30. 2007-05-15
    soldstatus $73,000
31. 2007-01-04
    listed $74,900
32. 2007-01-04
    historical
33. 2007-01-04
    listed $74,900
34. 2006-12-26
    historical
35. 2006-12-26
    historical
36. 2006-09-26
    listed $79,900
37. 2006-09-26
    listed $79,900

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$338/yr (+$28/mo · 115.3%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,195
• − Mortgage interest: −$3,529
• − Property taxes: −$293
• − Insurance: −$315
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$1,833
• Taxable income: $5,954
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,212/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

-21.2% since first listed

37 events — show timeline

• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-03-12 Contingent — REALCOMP
• 2026-03-12 Contingent — MiRealSource-MiMLS
• 2026-02-20 Listed $63,000 REALCOMP
• 2026-02-20 Listed $63,000 MiRealSource-MiMLS
• 2018-11-19 Sold (Public Records) $69,000 Public Records
• 2018-11-09 Sold (MLS) $69,000 MiRealSource-MiMLS
• 2018-11-09 Sold (MLS) $69,000 MiRealSource-MiMLS
• 2018-11-09 Sold (MLS) $69,000 REALCOMP
• 2018-09-27 Pending — MiRealSource-MiMLS
• 2018-09-27 Pending — REALCOMP
• 2018-09-10 Listed $69,000 MiRealSource-MiMLS
• 2018-08-07 Listed $69,000 MiRealSource-MiMLS
• 2018-08-07 Listed $69,000 REALCOMP
• 2017-09-17 Listing Removed — MiRealSource-MiMLS
• 2017-09-17 Listing Removed — REALCOMP
• 2017-09-16 Listing Removed — MiRealSource-MiMLS
• 2017-06-27 Listed $70,000 MiRealSource-MiMLS
• 2017-06-09 Listed $70,000 REALCOMP
• 2017-03-30 Listing Removed — REALCOMP
• 2017-03-20 Listed $70,000 MiRealSource-MiMLS
• 2017-03-20 Listed $70,000 REALCOMP
• 2013-01-27 Listing Removed — REALCOMP
• 2013-01-27 Listing Removed — MiRealSource-MiMLS
• 2012-07-27 Listed $74,900 REALCOMP
• 2012-07-27 Listed $74,900 MiRealSource-MiMLS
• 2007-05-18 Sold (Public Records) $73,000 Public Records
• 2007-05-15 Sold (MLS) $73,000 REALCOMP
• 2007-05-15 Sold (MLS) $73,000 MiRealSource-MiMLS
• 2007-01-04 Listed $74,900 REALCOMP
• 2007-01-04 Listing Removed — MiRealSource-MiMLS
• 2007-01-04 Listed $74,900 MiRealSource-MiMLS
• 2006-12-26 Listing Removed — REALCOMP
• 2006-12-26 Listing Removed — MiRealSource-MiMLS
• 2006-09-26 Listed $79,900 REALCOMP
• 2006-09-26 Listed $79,900 MiRealSource-MiMLS

Property tax history

-11.8%/yr

Latest (2025): $293 · +31.8% YoY. Source: county tax records.