525 Owen St · Saginaw, MI 48607

$65,000

3 bd · 1.5 ba · 1,674 sqft · SingleFamily public records · 13 Days on market

Built 1917 6,098 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Cathedral District home just down the road from MyMichigan Health main hospital campus within view of St Mary's of Consumption Cathedral. Half mile walk to full service 7/11 with gas station. Original floors, home has history as was built for Dr & Mrs. An Wilmont. Location is one block away from the old Jazz on Jefferson. Dr Wilmont massive dressing areas built off of two bedrooms with a closet beyond that. Built in Buffet in the dining room with window seats and linen pantry in the main bath. DBL LOT. Land contract negotiable based on terms specific to land contract offer with additional land contract related disclosures to be provided at time of land contract offer. Serious land contract offers only.

Key facts

• Original floors
• Window seats
• Built in buffet

Tags

• ORIGINAL FLOORS
• MASSIVE DRESSING AREAS
• BUILT IN BUFFET
• WINDOW SEATS
• LINEN PANTRY
• DBL LOT

Property features AI

Finance

• Other: Subdivision: HOYTS; Located near Thompson / Millard cross streets
• HOA & community: Homeowners association

Exterior

• Parking: Attached garage with 2 spaces; Assigned paved parking; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Brick construction
• Construction: Brick/mortar foundation; Brick exterior
• Exterior features: Corner lot; Publicly maintained road; Lot dimensions approximately 100 x 61

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Wall/window air conditioning units
• Interior features: Fireplace in the living room; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.7% vs local median 7.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Thompson Middle School (math 6% / reading 13%, grade F, #479 of 493 statewide, top 97%, 397 students, 93% FRL) — zoned schools average 93% FRL vs 76% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-15 pts) — the specific schools serving this property underperform the Saginaw School District average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (1.7% local appreciation)).
• Saginaw County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 24y 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 $31k; list at $65k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.03% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.82%
• DSCR: 2.82
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $31,806
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1127 Owen St	0.51mi	3/1.0	1,650 (-1%)	14mo	$10,000	$6	60
912 Howard St	0.31mi	4/2.0 (+1)	1,870 (+12%)	8mo	$45,000	$24	53
910 S Warren Ave	0.34mi	4/1.5 (+1)	1,872 (+12%)	13mo	$35,000	$19	48
1026 Howard St	0.42mi	3/1.5	1,889 (+13%)	22mo	$35,000	$19	40
1300 Walnut St	0.62mi	3/1.0	1,436 (-14%)	8mo	$5,000	$3	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 3.36×
• Total profit: $42,990
• Equity at exit: $24,682

10-year hold

• IRR: 45.5%
• Equity multiple: 6.68×
• Total profit: $103,403
• Equity at exit: $34,821

Cash invested: $18,200 (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 48607

• Home prices YoY: 1.0%
• Active inventory: 5
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $619

Break-even live

Break-even rent $537

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $656	-5% $637	+0% $619	+5% $601	+10% $582
Rent	-10% $515	-5% $567	+0% $619	+5% $671	+10% $723
Rate	-1.0pp $652	-0.5pp $636	base $619	+0.5pp $602	+1.0pp $585

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $65,000 Active 13 DOM
2. 2026-06-18
   days on market $65,000 Active 12 DOM
3. 2026-06-17
   days on market $65,000 Active 11 DOM
4. 2026-06-16
   days on market $65,000 Active 10 DOM
5. 2026-06-15
   days on market $65,000 Active 9 DOM
6. 2026-06-14
   days on market $65,000 Active 7 DOM
7. 2026-06-12
   days on market $65,000 Active 6 DOM
8. 2026-06-09
   days on market $65,000 Active 3 DOM
9. 2026-06-08
   days on market $65,000 Active 2 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $65,000 Active 1 DOM

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$163/yr (+$14/mo · 24.1%)

ⓘ 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: $15,847
• − Mortgage interest: −$3,641
• − Property taxes: −$675
• − Insurance: −$325
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$1,891
• Taxable income: $6,780
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $5,802/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): 1,523

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 40% White 29% Two or more races 23% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▲ 1.73%
• Current HPI: 167.019
• 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

+30.0% since first listed

18 events — show timeline

• 2026-06-06 Listed $65,000 REALCOMP
• 2026-06-06 Listed $65,000 MiRealSource-MiMLS
• 2018-03-29 Sold (MLS) $31,000 MiRealSource-MiMLS
• 2018-03-08 Listed $31,900 MiRealSource-MiMLS
• 2018-02-15 Listing Removed — MiRealSource-MiMLS
• 2017-08-15 Listed $34,900 MiRealSource-MiMLS
• 2017-04-20 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2017-04-20 Sold (MLS) $17,000 REALCOMP
• 2017-03-31 Pending — MiRealSource-MiMLS
• 2017-03-31 Pending — REALCOMP
• 2017-02-14 Listed $18,480 MiRealSource-MiMLS
• 2017-02-14 Listed $18,480 REALCOMP
• 2011-12-16 Listing Removed — MiRealSource-MiMLS
• 2003-09-18 Sold (Public Records) $50,000 Public Records
• 2002-09-13 Sold (MLS) $55,500 REALCOMP
• 2002-09-13 Sold (MLS) $55,500 MiRealSource-MiMLS
• 2002-07-22 Listed $50,000 REALCOMP
• 2002-07-22 Listed $50,000 MiRealSource-MiMLS

Property tax history

-4.9%/yr

Latest (2025): $675 · -21.6% YoY. Source: county tax records.