1916 Wood St · Saginaw, MI 48602

$85,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 36 Days on market

Built 1942 6,534 sqft lot

---

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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• 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

This beautifully renovated 4-bedroom home in Saginaw offers a turnkey opportunity for investors. The property is currently tenant-occupied, generating $1,200 per month in cash flow. The layout features two main-floor bedrooms and two additional bedrooms in the full basement. Notable updates include plumbing and a water heater replaced within the last two years. The roof is in excellent condition with no leaks, and the exterior features a spacious backyard perfect for outdoor activities.

Key facts

• Plumbing updates
• Spacious backyard
• 6,534 sq ft lot

Tags

• SPACIOUS BACKYARD
• PLUMBING UPDATES
• WATER HEATER REPLACED
• ROOF IN EXCELLENT CONDITION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 50 x 128 (0.15 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, partially finished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 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 $588 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y 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.
• Current owner paid $27k; list at $85k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1942 — 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. 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: 1.05% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $54,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 S Wheeler St	0.10mi	2/1.0	836 (-8%)	5mo	$38,000	$45	77
1753 Kendrick St	0.21mi	3/1.5 (+1)	936 (+3%)	2mo	$60,000	$64	77
4135 Green St	0.48mi	2/1.0	900 (-1%)	3mo	$32,500	$36	73
1905 Stanley St	0.22mi	2/1.0	816 (-10%)	2mo	$54,500	$67	71
1700 Marquette St	0.58mi	2/1.0	963 (+6%)	1mo	$80,000	$83	63
1920 Vermont St	0.49mi	2/1.0	840 (-8%)	5mo	$20,000	$24	60
2233 S Niagara St	0.52mi	3/1.0 (+1)	972 (+7%)	2mo	$44,000	$45	59
1618 Greenwich St	0.71mi	2/1.0	960 (+5%)	4mo	$79,900	$83	54
1717 S Hamilton St	0.73mi	2/1.0	960 (+5%)	4mo	$42,000	$44	54
1013 Maple St	0.37mi	3/1.0 (+1)	1,034 (+13%)	2mo	$66,000	$64	53
1719 Marquette St	0.55mi	2/1.5	830 (-9%)	5mo	$50,000	$60	53
1514 Marquette St	0.65mi	2/1.5	986 (+8%)	2mo	$50,000	$51	53

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-6,418
• Equity at exit: $12,674

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $6,526
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $101

Break-even live

Break-even rent $765

Max offer price $85,000

Occupancy floor 84%

Sensitivity live

Price	-10% $149	-5% $125	+0% $101	+5% $77	+10% $53
Rent	-10% $31	-5% $66	+0% $101	+5% $136	+10% $172
Rate	-1.0pp $144	-0.5pp $123	base $101	+0.5pp $79	+1.0pp $57

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Gilbert St Saginaw, MI	3.0	2.0	1008	$695	$0.69	45d	1	0.30mi
2021 Grout St Saginaw, MI	1.0–2.0	1.0	862	$995	$1.15	45d	1	0.41mi

Listing history 47 events

1. 2026-06-19
   days on market $85,000 Active 36 DOM
2. 2026-06-18
   days on market $85,000 Active 35 DOM
3. 2026-06-17
   days on market $85,000 Active 34 DOM
4. 2026-06-16
   days on market $85,000 Active 33 DOM
5. 2026-06-15
   days on market $85,000 Active 32 DOM
6. 2026-06-14
   days on market $85,000 Active 30 DOM
7. 2026-06-12
   days on market $85,000 Active 29 DOM
8. 2026-06-09
   days on market $85,000 Active 26 DOM
9. 2026-06-08
   days on market $85,000 Active 25 DOM
10. 2026-06-07
    days on market $85,000 Active 24 DOM
11. 2026-06-05
    days on market $85,000 Active 21 DOM
12. 2026-06-03
    days on market $85,000 Active 20 DOM
13. 2026-06-02
    days on market $85,000 Active 19 DOM
14. 2026-06-01
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-30
    days on market $85,000 Active 16 DOM
17. 2026-05-14
    listed $85,000 Active 491-char remark

    Show marketing remark (491 chars)

    This beautifully renovated 4-bedroom home in Saginaw offers a turnkey opportunity for investors. The property is currently tenant-occupied, generating $1,200 per month in cash flow. The layout features two main-floor bedrooms and two additional bedrooms in the full basement. Notable updates include plumbing and a water heater replaced within the last two years. The roof is in excellent condition with no leaks, and the exterior features a spacious backyard perfect for outdoor activities.

18. 2026-05-14
    listed $85,000 Active

    Show marketing remark (491 chars)

    This beautifully renovated 4-bedroom home in Saginaw offers a turnkey opportunity for investors. The property is currently tenant-occupied, generating $1,200 per month in cash flow. The layout features two main-floor bedrooms and two additional bedrooms in the full basement. Notable updates include plumbing and a water heater replaced within the last two years. The roof is in excellent condition with no leaks, and the exterior features a spacious backyard perfect for outdoor activities.

19. 2024-11-19
    historical $1,200
20. 2024-10-22
    listed $1,200
21. 2024-08-28
    soldstatus $27,000 Sold 249-char remark

    Show marketing remark (249 chars)

    Welcome to 1916 Wood St, this property just needs some updates and its good to go as either a first time investment or a first time homeowner property. Seller is also selling another property and is open to negotiating a bulk deal for (1575 Mack RD)

22. 2024-08-28
    soldstatus $27,000 Closed

    Show marketing remark (249 chars)

    Welcome to 1916 Wood St, this property just needs some updates and its good to go as either a first time investment or a first time homeowner property. Seller is also selling another property and is open to negotiating a bulk deal for (1575 Mack RD)

23. 2024-08-22
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Welcome to 1916 Wood St, this property just needs some updates and its good to go as either a first time investment or a first time homeowner property. Seller is also selling another property and is open to negotiating a bulk deal for (1575 Mack RD)

24. 2024-08-22
    status Pending

    Show marketing remark (249 chars)

    Welcome to 1916 Wood St, this property just needs some updates and its good to go as either a first time investment or a first time homeowner property. Seller is also selling another property and is open to negotiating a bulk deal for (1575 Mack RD)

25. 2024-08-08
    listed $30,000 Active 249-char remark

    Show marketing remark (249 chars)

    Welcome to 1916 Wood St, this property just needs some updates and its good to go as either a first time investment or a first time homeowner property. Seller is also selling another property and is open to negotiating a bulk deal for (1575 Mack RD)

26. 2024-08-08
    listed $30,000 Active

    Show marketing remark (249 chars)

    Welcome to 1916 Wood St, this property just needs some updates and its good to go as either a first time investment or a first time homeowner property. Seller is also selling another property and is open to negotiating a bulk deal for (1575 Mack RD)

27. 2023-11-24
    historical
28. 2023-09-07
    price $47,000
29. 2023-08-23
    listed $48,000 Active
30. 2022-05-04
    historical
31. 2022-05-04
    historical
32. 2022-03-31
    price $58,500
33. 2022-03-31
    price $58,500
34. 2022-03-16
    price $62,500
35. 2022-03-16
    price $62,500
36. 2022-02-27
    listed $64,900 Active
37. 2022-02-27
    listed $64,900 Active
38. 2009-08-28
    soldstatus $3,200
39. 2009-08-28
    soldstatus $3,200
40. 2009-08-27
    historical
41. 2009-07-06
    listed $8,900
42. 2009-07-06
    listed $8,900
43. 2002-02-22
    soldstatus $47,000
44. 2002-01-17
    soldstatus $47,000
45. 2002-01-17
    soldstatus $47,000
46. 2001-08-20
    listed $53,900
47. 2001-08-20
    listed $53,900

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 ≥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: $10,714
• − Mortgage interest: −$4,761
• − Property taxes: −$1,476
• − Insurance: −$425
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$2,473
• Taxable loss: −$135
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,246/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

+57.7% since first listed

31 events — show timeline

• 2026-05-14 Listed $85,000 REALCOMP
• 2026-05-14 Listed $85,000 MiRealSource-MiMLS
• 2024-11-19 Rental Removed $1,200 REALCOMP
• 2024-10-22 Listed for Rent $1,200 REALCOMP
• 2024-08-28 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2024-08-28 Sold (MLS) $27,000 REALCOMP
• 2024-08-22 Pending — REALCOMP
• 2024-08-22 Pending — MiRealSource-MiMLS
• 2024-08-08 Listed $30,000 MiRealSource-MiMLS
• 2024-08-08 Listed $30,000 REALCOMP
• 2023-11-24 Listing Removed — MiRealSource-MiMLS
• 2023-09-07 Price Changed $47,000 MiRealSource-MiMLS
• 2023-08-23 Listed $48,000 MiRealSource-MiMLS
• 2022-05-04 Listing Removed — REALCOMP
• 2022-05-04 Listing Removed — MiRealSource-MiMLS
• 2022-03-31 Price Changed $58,500 MiRealSource-MiMLS
• 2022-03-31 Price Changed $58,500 REALCOMP
• 2022-03-16 Price Changed $62,500 MiRealSource-MiMLS
• 2022-03-16 Price Changed $62,500 REALCOMP
• 2022-02-27 Listed $64,900 MiRealSource-MiMLS
• 2022-02-27 Listed $64,900 REALCOMP
• 2009-08-28 Sold (MLS) $3,200 MiRealSource-MiMLS
• 2009-08-28 Sold (MLS) $3,200 REALCOMP
• 2009-08-27 Listing Removed — MiRealSource-MiMLS
• 2009-07-06 Listed $8,900 MiRealSource-MiMLS
• 2009-07-06 Listed $8,900 REALCOMP
• 2002-02-22 Sold (Public Records) $47,000 Public Records
• 2002-01-17 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2002-01-17 Sold (MLS) $47,000 REALCOMP
• 2001-08-20 Listed $53,900 MiRealSource-MiMLS
• 2001-08-20 Listed $53,900 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $1,476 · -21.3% YoY. Source: county tax records.