2020 Cooper Ave · Saginaw, MI 48602

$61,900

5 bd · 2.0 ba · 1,571 sqft · SingleFamily public records · 217 Days on market

Built 1927 4,356 sqft lot Est $94k · 34% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 2020 Cooper Ave, a spacious 6 bedroom, 2 bath two-story home in Saginaw offering exceptional potential. With over 1,500 Sq Ft this property features hardwood floors, a full unfinished basement for storage or future expansion, and a detached garage. Enjoy relaxing on the covered front porch. With its generous layout and timeless design, this home is an excellent option for a large household, an investor, or anyone looking for a property with room to grow. Priced to sell, bring all offers!

Key facts

• Covered front porch
• Hardwood floors
• 4,356 sq ft lot

Tags

• HARDWOOD FLOORS
• FULL UNFINISHED BASEMENT
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Property listed by REMAX Edge; listing agent Connery Calkins
• Financial info: No additional financial details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1 car)
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story; Residential zoning
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 120 x 40 x 119; Approximately 0.1 acre lot; Subdivision: S G PAINES ADD; Cross streets: Cooper / N. Charles; No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Block basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 34% 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 $428 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.14% ✓
• Cap rate: 17.03%
• Cash-on-cash: 38.35%
• DSCR: 2.71
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $94,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 Barnard St	0.12mi	4/2.0 (-1)	1,677 (+7%)	4mo	$160,000	$95	75
2403 Stobbe St	0.30mi	4/1.5 (-1)	1,510 (-4%)	6mo	$90,000	$60	68
513 N Oakley St	0.40mi	4/1.5 (-1)	1,644 (+5%)	8mo	$65,000	$40	60
1407 Bay St	0.44mi	4/1.5 (-1)	1,464 (-7%)	2mo	$142,900	$98	59
1920 W Genesee St	0.34mi	4/2.0 (-1)	1,391 (-12%)	3mo	$53,500	$38	58
2206 N Bond St	0.71mi	4/2.0 (-1)	1,575 (+0%)	7mo	$85,000	$54	56
1121 Throop St	0.38mi	4/1.5 (-1)	1,435 (-9%)	7mo	$75,000	$52	55
2419 Barnard St	0.73mi	5/1.5	1,644 (+5%)	2mo	$160,000	$97	55
1710 State St	0.46mi	4/2.0 (-1)	1,358 (-14%)	6mo	$75,000	$55	46
807 N Bond St	0.41mi	4/2.0 (-1)	1,792 (+14%)	10mo	$63,000	$35	44
521 N Granger St	0.56mi	4/1.0 (-1)	1,736 (+10%)	9mo	$112,900	$65	40
2917 Wynes St	0.68mi	4/2.0 (-1)	1,760 (+12%)	7mo	$145,700	$83	38

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: 35.7%
• Equity multiple: 2.54×
• Total profit: $26,626
• Equity at exit: $9,229

10-year hold

• IRR: 43.0%
• Equity multiple: 5.29×
• Total profit: $74,366
• Equity at exit: $5,352

Cash invested: $17,332 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $554

Break-even live

Break-even rent $621

Max offer price $61,900

Occupancy floor 53%

Sensitivity live

Price	-10% $589	-5% $571	+0% $554	+5% $536	+10% $519
Rent	-10% $449	-5% $502	+0% $554	+5% $606	+10% $658
Rate	-1.0pp $585	-0.5pp $570	base $554	+0.5pp $538	+1.0pp $522

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $61,900 Active 217 DOM
2. 2026-06-18
   days on market $61,900 Active 216 DOM
3. 2026-06-17
   days on market $61,900 Active 215 DOM
4. 2026-06-16
   days on market $61,900 Active 214 DOM
5. 2026-06-15
   days on market $61,900 Active 213 DOM
6. 2026-06-14
   days on market $61,900 Active 211 DOM
7. 2026-06-12
   days on market $61,900 Active 210 DOM
8. 2026-06-09
   days on market $61,900 Active 207 DOM
9. 2026-06-08
   days on market $61,900 Active 206 DOM
10. 2026-06-07
    days on market $61,900 Active 205 DOM
11. 2026-06-05
    days on market $61,900 Active 202 DOM
12. 2026-06-03
    days on market $61,900 Active 201 DOM
13. 2026-06-02
    days on market $61,900 Active 200 DOM
14. 2026-06-01
    days on market $61,900 Active 199 DOM
15. 2026-05-31
    days on market $61,900 Active 198 DOM
16. 2026-05-30
    days on market $61,900 Active 197 DOM
17. 2026-03-28
    price $61,900 503-char remark

    Show marketing remark (503 chars)

    Welcome to 2020 Cooper Ave, a spacious 6 bedroom, 2 bath two-story home in Saginaw offering exceptional potential. With over 1,500 Sq Ft this property features hardwood floors, a full unfinished basement for storage or future expansion, and a detached garage. Enjoy relaxing on the covered front porch. With its generous layout and timeless design, this home is an excellent option for a large household, an investor, or anyone looking for a property with room to grow. Priced to sell, bring all offers!

18. 2026-03-27
    price $61,900
19. 2025-12-17
    price $63,900 503-char remark

    Show marketing remark (503 chars)

    Welcome to 2020 Cooper Ave, a spacious 6 bedroom, 2 bath two-story home in Saginaw offering exceptional potential. With over 1,500 Sq Ft this property features hardwood floors, a full unfinished basement for storage or future expansion, and a detached garage. Enjoy relaxing on the covered front porch. With its generous layout and timeless design, this home is an excellent option for a large household, an investor, or anyone looking for a property with room to grow. Priced to sell, bring all offers!

20. 2025-12-16
    price $63,900
21. 2025-11-14
    listed $69,900 Active 503-char remark

    Show marketing remark (503 chars)

    Welcome to 2020 Cooper Ave, a spacious 6 bedroom, 2 bath two-story home in Saginaw offering exceptional potential. With over 1,500 Sq Ft this property features hardwood floors, a full unfinished basement for storage or future expansion, and a detached garage. Enjoy relaxing on the covered front porch. With its generous layout and timeless design, this home is an excellent option for a large household, an investor, or anyone looking for a property with room to grow. Priced to sell, bring all offers!

22. 2025-11-14
    listed $69,900 Active

    Show marketing remark (503 chars)

    Welcome to 2020 Cooper Ave, a spacious 6 bedroom, 2 bath two-story home in Saginaw offering exceptional potential. With over 1,500 Sq Ft this property features hardwood floors, a full unfinished basement for storage or future expansion, and a detached garage. Enjoy relaxing on the covered front porch. With its generous layout and timeless design, this home is an excellent option for a large household, an investor, or anyone looking for a property with room to grow. Priced to sell, bring all offers!

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,684 · $140/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: $15,869
• − Mortgage interest: −$3,467
• − Property taxes: −$1,684
• − Insurance: −$310
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$1,801
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,191/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

-11.4% since first listed

6 events — show timeline

• 2026-03-28 Price Changed $61,900 MiRealSource-MiMLS
• 2026-03-27 Price Changed $61,900 REALCOMP
• 2025-12-17 Price Changed $63,900 MiRealSource-MiMLS
• 2025-12-16 Price Changed $63,900 REALCOMP
• 2025-11-14 Listed $69,900 REALCOMP
• 2025-11-14 Listed $69,900 MiRealSource-MiMLS

Property tax history

+1.6%/yr

Latest (2025): $1,684 · -8.1% YoY. Source: county tax records.