507 S 14th St · Saginaw, MI 48601

$14,900

4 bd · 1.0 ba · 1,546 sqft · SingleFamily public records · 56 Days on market

Built 1884 6,098 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and tools to this 3 bedroom, 1 bath home situated on a corner lot. Featuring a basement and deck, this property offers plenty of potential for the right buyer. Home requires a full renovation and clean out. Seller is selling the property as is and will not be removing any remaining items. Call today for your personal showing.

Key facts

• Basement
• Deck
• Full renovation

Tags

• CORNER LOT
• BASEMENT
• DECK
• FULL RENOVATION

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding
• Exterior features: Corner lot; Paved road access; Lot dimensions approximately 95 x 66

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; No cooling
• Interior features: Gas water heater; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (3.0% below list) — sets the bar for market timing.
• Cap rate 88.2% 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; 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 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 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.61% ✓
• Cap rate: 88.23%
• Cash-on-cash: 292.63%
• DSCR: 14.02
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $49,472
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 S 14th St	0.04mi	3/1.5 (-1)	1,508 (-2%)	18mo	$27,000	$18	72
206 S 13th St	0.35mi	4/1.0	1,633 (+6%)	7mo	$40,000	$24	68
1300 Walnut St	0.37mi	3/1.0 (-1)	1,436 (-7%)	8mo	$5,000	$3	60
2604 Lapeer Ave	0.61mi	3/2.0 (-1)	1,599 (+3%)	1mo	$51,500	$32	56
826 S 13th St	0.41mi	3/1.0 (-1)	1,451 (-6%)	12mo	$55,000	$38	56
2317 Hosmer St	0.46mi	4/1.0	1,500 (-3%)	22mo	$61,500	$41	55
426 S 12th St	0.13mi	4/1.0	1,322 (-14%)	21mo	$63,000	$48	52
139 S 19th St	0.50mi	3/1.5 (-1)	1,436 (-7%)	21mo	$55,000	$38	40
2225 Hammel St	0.58mi	3/1.0 (-1)	1,316 (-15%)	24mo	$10,000	$8	23

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: —
• Equity multiple: 15.96×
• Total profit: $62,411
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 34.05×
• Total profit: $137,899
• Equity at exit: $1,288

Cash invested: $4,172 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 199
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$78
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $1,017

Break-even live

Break-even rent $145

Max offer price $14,900

Occupancy floor 24%

Sensitivity live

Price	-10% $1,026	-5% $1,022	+0% $1,017	+5% $1,013	+10% $1,009
Rent	-10% $904	-5% $961	+0% $1,017	+5% $1,074	+10% $1,131
Rate	-1.0pp $1,025	-0.5pp $1,021	base $1,017	+0.5pp $1,014	+1.0pp $1,010

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $14,900 Active 56 DOM
2. 2026-06-18
   days on market $14,900 Active 55 DOM
3. 2026-06-17
   days on market $14,900 Active 54 DOM
4. 2026-06-16
   days on market $14,900 Active 53 DOM
5. 2026-06-15
   days on market $14,900 Active 52 DOM
6. 2026-06-14
   days on market $14,900 Active 50 DOM
7. 2026-06-12
   days on market $14,900 Active 49 DOM
8. 2026-06-09
   days on market $14,900 Active 46 DOM
9. 2026-06-08
   days on market $14,900 Active 45 DOM
10. 2026-06-07
    days on market $14,900 Active 44 DOM
11. 2026-06-05
    days on market $14,900 Active 41 DOM
12. 2026-06-03
    days on market $14,900 Active 40 DOM
13. 2026-06-02
    days on market $14,900 Active 39 DOM
14. 2026-06-01
    days on market $14,900 Active 38 DOM
15. 2026-05-31
    days on market $14,900 Active 37 DOM
16. 2026-05-30
    days on market $14,900 Active 36 DOM
17. 2026-04-24
    listed $14,900 Active 345-char remark

    Show marketing remark (345 chars)

    Bring your vision and tools to this 3 bedroom, 1 bath home situated on a corner lot. Featuring a basement and deck, this property offers plenty of potential for the right buyer. Home requires a full renovation and clean out. Seller is selling the property as is and will not be removing any remaining items. Call today for your personal showing.

18. 2026-04-24
    listed $14,900 Active

    Show marketing remark (345 chars)

    Bring your vision and tools to this 3 bedroom, 1 bath home situated on a corner lot. Featuring a basement and deck, this property offers plenty of potential for the right buyer. Home requires a full renovation and clean out. Seller is selling the property as is and will not be removing any remaining items. Call today for your personal showing.

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $359 · $30/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,189
• − Mortgage interest: −$835
• − Property taxes: −$359
• − Insurance: −$74
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$433
• Taxable income: $12,737
• Est. tax owed @ 24.0%: −$3,057
• After-tax cash flow: $9,151/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

2 events — show timeline

• 2026-04-24 Listed $14,900 REALCOMP
• 2026-04-24 Listed $14,900 MiRealSource-MiMLS

Property tax history

-3.0%/yr

Latest (2025): $359 · -49.5% YoY. Source: county tax records.