2414 Hermansau St · Saginaw, MI 48602

$24,900

4 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 18 Days on market

Built 1884 3,049 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
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER!! If you are looking for an investment opportunity to flip and sell or flip and use as a rental this could be it for you! 4 bedrooms~ 1 bath ~ just under 1,400 sq ft. There are 3 lots that surround the house owned by the land bank that could be purchased as well. Home is sold AS-IS.

Key facts

• 3,049 sq ft lot
• Built 1884
• Listed 17 days

Property features AI

Exterior

• Utilities: Public water; Public sanitary sewer
• Home design: Residential 2-story; Built in 1884
• Construction: Other exterior construction; Crawl foundation
• Exterior features: Porch; Road frontage

Interior

• Kitchen: Kitchen on main level (approx. 12 x 15)
• Bedrooms: Two main-level bedrooms (14 x 10; 11 x 10); Two second-level bedrooms (approx. 10 x 10; W=10)
• Bathrooms: One full bathroom on main level (approx. 7 x 6)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Living room on main level; Dining room on main level; Porch
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.2% 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: Rents rising (+4.0%/yr); 250 active listings in the ZIP; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 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 + 4.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($25k) 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: property tax is 4.4% of price; built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,526 (1.5% below list)

Questions for the listing agent

1. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.97% ✓
• Cap rate: 42.15%
• Cash-on-cash: 128.07%
• DSCR: 6.70
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $73,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2463 Benjamin St	0.26mi	3/1.0 (-1)	1,320 (-1%)	8mo	$50,000	$38	74
2338 N Bond St	0.25mi	3/2.0 (-1)	1,302 (-2%)	1mo	$77,000	$59	74
815 W Genesee Ave	0.31mi	3/1.0 (-1)	1,305 (-2%)	5mo	$72,000	$55	72
2023 Schaefer St	0.26mi	4/1.5	1,430 (+7%)	4mo	$126,000	$88	71
1923 N Oakley St	0.47mi	3/2.0 (-1)	1,343 (+0%)	4mo	$20,000	$15	65
1819 Delaware St	0.70mi	4/1.0	1,334 (-0%)	3mo	$93,000	$70	64
1710 State St	0.62mi	4/2.0	1,358 (+2%)	6mo	$75,000	$55	59
2454 Durand St	0.39mi	4/1.0	1,142 (-14%)	1mo	$33,500	$29	56
1420 Union Ave	0.56mi	3/1.0 (-1)	1,218 (-9%)	7mo	$45,000	$37	48
3035 Schaeffer St	0.68mi	4/1.5	1,186 (-11%)	6mo	$78,500	$66	43
2981 Harrison St	0.69mi	3/1.0 (-1)	1,196 (-10%)	6mo	$65,000	$54	40
1724 State St	0.64mi	3/1.0 (-1)	1,144 (-14%)	2mo	$75,000	$66	40

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.40×
• Total profit: $44,644
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 16.10×
• Total profit: $105,280
• Equity at exit: $2,153

Cash invested: $6,972 (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 48602

• Home prices YoY: -19.7%
• Rents YoY: 4.0%
• Active inventory: 250
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $744

Break-even live

Break-even rent $294

Max offer price $24,900

Occupancy floor 35%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $24,900 Active 18 DOM
2. 2026-06-18
   days on market $24,900 Active 17 DOM
3. 2026-06-17
   days on market $24,900 Active 16 DOM
4. 2026-06-16
   days on market $24,900 Active 15 DOM
5. 2026-06-15
   days on market $24,900 Active 14 DOM
6. 2026-06-14
   days on market $24,900 Active 12 DOM
7. 2026-06-12
   days on market $24,900 Active 11 DOM
8. 2026-06-09
   days on market $24,900 Active 8 DOM
9. 2026-06-08
   days on market $24,900 Active 7 DOM
10. 2026-06-07
    days on market $24,900 Active 6 DOM
11. 2026-06-05
    days on market $24,900 Active 3 DOM
12. 2026-06-03
    days on market $24,900 Active 2 DOM
13. 2026-06-02
    listing id $24,900 Active 1 DOM
14. 2026-06-01
    remarks 295-char remark

    Show marketing remark (295 chars)

    FIXER UPPER!! If you are looking for an investment opportunity to flip and sell or flip and use as a rental this could be it for you! 4 bedrooms~ 1 bath ~ just under 1,400 sq ft. There are 3 lots that surround the house owned by the land bank that could be purchased as well. Home is sold AS-IS.

15. 2026-06-01
    listed $24,900 Active 1 DOM

    Show marketing remark (295 chars)

    FIXER UPPER!! If you are looking for an investment opportunity to flip and sell or flip and use as a rental this could be it for you! 4 bedrooms~ 1 bath ~ just under 1,400 sq ft. There are 3 lots that surround the house owned by the land bank that could be purchased as well. Home is sold AS-IS.

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,099 · $92/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 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: $14,836
• − Mortgage interest: −$1,395
• − Property taxes: −$1,099
• − Insurance: −$124
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$724
• Taxable income: $9,119
• Est. tax owed @ 24.0%: −$2,189
• After-tax cash flow: $6,741/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
• County: Saginaw County · 54,884 people
• City population: 54,884
• Metro: Saginaw, MI
• Population (ZIP): 27,127
• Household income: $46,984
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1416.0

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 0.64)
• Race & ethnicity: White 50% Black 27% Hispanic / Latino 17% Two or more races 12%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -39.15%
• Current HPI: 159.8807
• Rent YoY: ▲ 3.98%
• Metro: Saginaw, MI
• 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

• 2026-06-01 Listed $24,900 REALCOMP
• 2026-06-01 Listed $24,900 MiRealSource-MiMLS

Property tax history

+6.2%/yr

Latest (2025): $1,099 · +35.1% YoY. Source: county tax records.