1818 N Woodbridge St · Saginaw, MI 48602

$85,000

2 bd · 1.0 ba · 807 sqft · SingleFamily public records · 326 Days on market

Built 1914 7,405 sqft lot Est $62k · 37% over

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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 +22.3/30.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 2-bedroom property has undergone many recent updates. Section 8 pays $936 directly to the owner. Do Not Disturb tenants! Serious buyers only!

Key facts

• 7,405 sq ft lot
• Built 1914
• Listed 325 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.17 acres (60 x 120)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished 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 $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $85k).
• Recommended offer: $75k (12.0% 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; 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 326 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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 $5k; list at $85k implies a 1600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $62,139
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 W Genesee	0.20mi	2/1.0	818 (+1%)	1mo	$74,000	$90	88
2105 Mershon St	0.26mi	2/1.0	822 (+2%)	5mo	$120,000	$146	81
2312 Durand St	0.37mi	2/1.0	849 (+5%)	4mo	$24,750	$29	71
1807 Union Ave	0.15mi	2/1.0	728 (-10%)	10mo	$24,500	$34	68
1520 Durand St	0.28mi	2/1.0	864 (+7%)	12mo	$45,000	$52	65
2515 Cooper St	0.64mi	2/1.0	826 (+2%)	11mo	$64,000	$77	57
2529 N BOND St	0.64mi	2/1.0	763 (-6%)	6mo	$65,000	$85	56
2200 State St	0.44mi	3/1.0 (+1)	756 (-6%)	10mo	$57,500	$76	56
920 Cronk Ave	0.48mi	2/1.0	714 (-12%)	4mo	$54,500	$76	55
2138 N Clinton St	0.37mi	3/1.0 (+1)	912 (+13%)	10mo	$77,000	$84	48
1312 Ames St	0.74mi	2/1.0	880 (+9%)	11mo	$27,500	$31	41
2558 N Bond St	0.71mi	3/1.0 (+1)	888 (+10%)	14mo	$80,000	$90	34

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-3,886
• Equity at exit: $12,674

10-year hold

• IRR: 6.5%
• Equity multiple: 1.51×
• Total profit: $12,036
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $141

Break-even live

Break-even rent $741

Max offer price $85,000

Occupancy floor 80%

Sensitivity live

Price	-10% $189	-5% $165	+0% $141	+5% $117	+10% $93
Rent	-10% $68	-5% $104	+0% $141	+5% $177	+10% $213
Rate	-1.0pp $183	-0.5pp $162	base $141	+0.5pp $119	+1.0pp $96

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: —

Listing history 35 events

1. 2026-06-19
   days on market $85,000 Active 326 DOM
2. 2026-06-18
   days on market $85,000 Active 325 DOM
3. 2026-06-17
   days on market $85,000 Active 324 DOM
4. 2026-06-16
   days on market $85,000 Active 323 DOM
5. 2026-06-15
   days on market $85,000 Active 322 DOM
6. 2026-06-14
   days on market $85,000 Active 320 DOM
7. 2026-06-12
   days on market $85,000 Active 319 DOM
8. 2026-06-09
   days on market $85,000 Active 316 DOM
9. 2026-06-08
   days on market $85,000 Active 315 DOM
10. 2026-06-07
    days on market $85,000 Active 314 DOM
11. 2026-06-05
    days on market $85,000 Active 311 DOM
12. 2026-06-03
    days on market $85,000 Active 310 DOM
13. 2026-06-02
    days on market $85,000 Active 309 DOM
14. 2026-06-01
    days on market $85,000 Active 308 DOM
15. 2026-05-31
    days on market $85,000 Active 307 DOM
16. 2026-05-30
    days on market $85,000 Active 306 DOM
17. 2025-07-28
    listed $85,000 Active

    Show marketing remark (241 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 2-bedroom property has undergone many recent updates. Section 8 pays $936 directly to the owner. Do Not Disturb tenants! Serious buyers only!

18. 2025-07-28
    listed $85,000 Active 241-char remark

    Show marketing remark (241 chars)

    Landlords/Investors, enjoy the guaranteed rental payments with this Section 8 rental property. This 2-bedroom property has undergone many recent updates. Section 8 pays $936 directly to the owner. Do Not Disturb tenants! Serious buyers only!

19. 2012-03-01
    soldstatus $5,000 213-char remark

    Show marketing remark (213 chars)

    HUD Home. Cozy 2 bedroom with a partially finished basement. Newer hot water tank, covered front porch and fenced yard. Electrical has been updated. Home has tons of potential. Call now for your personal showing!!

20. 2012-03-01
    soldstatus $5,000

    Show marketing remark (213 chars)

    HUD Home. Cozy 2 bedroom with a partially finished basement. Newer hot water tank, covered front porch and fenced yard. Electrical has been updated. Home has tons of potential. Call now for your personal showing!!

21. 2012-02-17
    historical
22. 2011-07-19
    listed $7,440 213-char remark

    Show marketing remark (213 chars)

    HUD Home. Cozy 2 bedroom with a partially finished basement. Newer hot water tank, covered front porch and fenced yard. Electrical has been updated. Home has tons of potential. Call now for your personal showing!!

23. 2011-07-19
    listed $7,440

    Show marketing remark (213 chars)

    HUD Home. Cozy 2 bedroom with a partially finished basement. Newer hot water tank, covered front porch and fenced yard. Electrical has been updated. Home has tons of potential. Call now for your personal showing!!

24. 2002-09-17
    soldstatus $45,000
25. 2002-08-09
    soldstatus $45,000
26. 2002-08-09
    soldstatus $45,000
27. 2002-02-04
    listed $48,500
28. 2002-02-04
    listed $48,500
29. 2002-01-02
    historical
30. 2001-08-02
    listed $48,000
31. 2001-08-02
    listed $48,000
32. 2000-02-21
    historical
33. 2000-02-21
    listed $49,000
34. 2000-02-21
    historical
35. 2000-02-21
    listed $49,000

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$28/yr (+$2/mo · 2.2%)

ⓘ 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: $11,031
• − Mortgage interest: −$4,761
• − Property taxes: −$1,253
• − Insurance: −$425
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$2,473
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $1,603/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

+73.5% since first listed

19 events — show timeline

• 2025-07-28 Listed $85,000 REALCOMP
• 2025-07-28 Listed $85,000 MiRealSource-MiMLS
• 2012-03-01 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2012-03-01 Sold (MLS) $5,000 REALCOMP
• 2012-02-17 Listing Removed — MiRealSource-MiMLS
• 2011-07-19 Listed $7,440 MiRealSource-MiMLS
• 2011-07-19 Listed $7,440 REALCOMP
• 2002-09-17 Sold (Public Records) $45,000 Public Records
• 2002-08-09 Sold (MLS) $45,000 REALCOMP
• 2002-08-09 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2002-02-04 Listed $48,500 REALCOMP
• 2002-02-04 Listed $48,500 MiRealSource-MiMLS
• 2002-01-02 Listing Removed — MiRealSource-MiMLS
• 2001-08-02 Listed $48,000 REALCOMP
• 2001-08-02 Listed $48,000 MiRealSource-MiMLS
• 2000-02-21 Listed $49,000 MiRealSource-MiMLS
• 2000-02-21 Listing Removed — MiRealSource-MiMLS
• 2000-02-21 Listed $49,000 REALCOMP
• 2000-02-21 Listing Removed — REALCOMP

Property tax history

+1.0%/yr

Latest (2025): $1,253 · -16.3% YoY. Source: county tax records.