1820 Husen Rd · Bridgeport, MI 48601

$95,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 39 Days on market

Built 1931 2.06 ac lot $89/sqft · 37% above area Est $69k · 37% over ↓ 7% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1-bath bungalow situated on a spacious 2.06-acre lot offering privacy, room to expand, and endless potential. Featuring hardwood floors throughout much of the main living areas, this home offers solid bones and great potential for updates and customization. The layout includes a living room, formal dining area, and a functional kitchen with ample cabinet space. Additional features include a full basement with a bonus room ideal for extra living space, office, or storage. The home also offers a walk-up attic for additional storage or future finishing, an enclosed porch, and a detached garage. Priced to reflect condition and needed repairs, this property presents a strong opportunity for investors or buyers looking to build equity. The well is currently non-functioning and will require replacement. The septic system is newer, offering added value. Boiler condition is unknown. Property needs TLC throughout and is being sold as-is Schedule your showing today!

Key facts

• 2.06 acre lot
• Garage
• Built 1931

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 6.3% in Bridgeport — 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 57/100 on livability (#638 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D, schools F.
• Bridgeport-Spaulding Community School District (suburban): math 7% / reading 17% proficiency, ranked #513 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1931 — 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 D 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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (median comp): $69,195
• List price: $95,000
• Delta: 37.29%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Husen Rd	0.00mi	3/1.0	1,060 (-0%)	0mo	$85,200	$80	99
1240 W Curtis Rd	0.74mi	2/1.0 (-1)	1,050 (-1%)	13mo	$45,500	$43	47
1240 W Curtis Rd	0.74mi	2/1.0 (-1)	1,050 (-1%)	13mo	$45,500	$43	47
7115 Mahar	0.46mi	3/1.0	1,176 (+10%)	24mo	$135,000	$115	41

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $12,476
• Equity at exit: $14,165

10-year hold

• IRR: 20.8%
• Equity multiple: 2.75×
• Total profit: $46,662
• Equity at exit: $8,214

Cash invested: $26,600 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 199
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $438

Break-even live

Break-even rent $726

Max offer price $95,000

Occupancy floor 61%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   statusdays on market $95,000 Pending 39 DOM
2. 2026-05-06
   price $105,000 1010-char remark

   Show marketing remark (1010 chars)

   Opportunity awaits with this 3-bedroom, 1-bath bungalow situated on a spacious 2.06-acre lot offering privacy, room to expand, and endless potential. Featuring hardwood floors throughout much of the main living areas, this home offers solid bones and great potential for updates and customization. The layout includes a living room, formal dining area, and a functional kitchen with ample cabinet space. Additional features include a full basement with a bonus room ideal for extra living space, office, or storage. The home also offers a walk-up attic for additional storage or future finishing, an enclosed porch, and a detached garage. Priced to reflect condition and needed repairs, this property presents a strong opportunity for investors or buyers looking to build equity. The well is currently non-functioning and will require replacement. The septic system is newer, offering added value. Boiler condition is unknown. Property needs TLC throughout and is being sold as-is Schedule your showing today!

3. 2026-05-06
   price $105,000 1010-char remark

   Show marketing remark (1010 chars)

   Opportunity awaits with this 3-bedroom, 1-bath bungalow situated on a spacious 2.06-acre lot offering privacy, room to expand, and endless potential. Featuring hardwood floors throughout much of the main living areas, this home offers solid bones and great potential for updates and customization. The layout includes a living room, formal dining area, and a functional kitchen with ample cabinet space. Additional features include a full basement with a bonus room ideal for extra living space, office, or storage. The home also offers a walk-up attic for additional storage or future finishing, an enclosed porch, and a detached garage. Priced to reflect condition and needed repairs, this property presents a strong opportunity for investors or buyers looking to build equity. The well is currently non-functioning and will require replacement. The septic system is newer, offering added value. Boiler condition is unknown. Property needs TLC throughout and is being sold as-is Schedule your showing today!

4. 2026-04-21
   listed $112,900 Active 1010-char remark

   Show marketing remark (1010 chars)

   Opportunity awaits with this 3-bedroom, 1-bath bungalow situated on a spacious 2.06-acre lot offering privacy, room to expand, and endless potential. Featuring hardwood floors throughout much of the main living areas, this home offers solid bones and great potential for updates and customization. The layout includes a living room, formal dining area, and a functional kitchen with ample cabinet space. Additional features include a full basement with a bonus room ideal for extra living space, office, or storage. The home also offers a walk-up attic for additional storage or future finishing, an enclosed porch, and a detached garage. Priced to reflect condition and needed repairs, this property presents a strong opportunity for investors or buyers looking to build equity. The well is currently non-functioning and will require replacement. The septic system is newer, offering added value. Boiler condition is unknown. Property needs TLC throughout and is being sold as-is Schedule your showing today!

5. 2026-04-21
   listed $112,900 Active 1010-char remark

   Show marketing remark (1010 chars)

   Opportunity awaits with this 3-bedroom, 1-bath bungalow situated on a spacious 2.06-acre lot offering privacy, room to expand, and endless potential. Featuring hardwood floors throughout much of the main living areas, this home offers solid bones and great potential for updates and customization. The layout includes a living room, formal dining area, and a functional kitchen with ample cabinet space. Additional features include a full basement with a bonus room ideal for extra living space, office, or storage. The home also offers a walk-up attic for additional storage or future finishing, an enclosed porch, and a detached garage. Priced to reflect condition and needed repairs, this property presents a strong opportunity for investors or buyers looking to build equity. The well is currently non-functioning and will require replacement. The septic system is newer, offering added value. Boiler condition is unknown. Property needs TLC throughout and is being sold as-is Schedule your showing today!

6. 2026-04-18
   historical $112,900 1010-char remark

   Show marketing remark (1010 chars)

   Opportunity awaits with this 3-bedroom, 1-bath bungalow situated on a spacious 2.06-acre lot offering privacy, room to expand, and endless potential. Featuring hardwood floors throughout much of the main living areas, this home offers solid bones and great potential for updates and customization. The layout includes a living room, formal dining area, and a functional kitchen with ample cabinet space. Additional features include a full basement with a bonus room ideal for extra living space, office, or storage. The home also offers a walk-up attic for additional storage or future finishing, an enclosed porch, and a detached garage. Priced to reflect condition and needed repairs, this property presents a strong opportunity for investors or buyers looking to build equity. The well is currently non-functioning and will require replacement. The septic system is newer, offering added value. Boiler condition is unknown. Property needs TLC throughout and is being sold as-is Schedule your showing today!

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$518/yr (+$43/mo · 121.0%)

ⓘ 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 ≥98°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: $15,364
• − Mortgage interest: −$5,321
• − Property taxes: −$428
• − Insurance: −$475
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,764
• Taxable income: $3,918
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,317/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: Bridgeport-Spaulding Community School District
• NCES district ID: 2606780
• Math proficiency: 7% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $38,403
• Composite: 10.13/100
• National rank: #9800
• State rank: #513 of 540 in MI

Livability — Bridgeport

• Score: 57/100
• State rank: #638
• US rank: #21636

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-7.0% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $105,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $105,000 REALCOMP
• 2026-04-21 Listed $112,900 REALCOMP
• 2026-04-21 Listed $112,900 MiRealSource-MiMLS
• 2026-04-18 Coming Soon $112,900 MiRealSource-MiMLS

Property tax history

-7.9%/yr

Latest (2025): $428 · -72.1% YoY. Source: county tax records.