2322 Bancroft St · Saginaw, MI 48601

$90,000

4 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 9 Days on market

Built 1959 0.40 ac 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms, Double Lot, Vinyl Windows and Siding—Move-In Ready Value! 4 bedrooms, 2 full bathrooms, and a rare included double lot—this property offers space and flexibility you won’t often find at this price point. Immediate occupancy available, so you can move in right away. Roof, window, furnace, AC, and water heater have all been updated over time. Inside, the home features a functional layout with generous room sizes and a standout spa-like bathroom with a soaking tub. The oversized 2.5-car garage with electric is a major bonus, offering plenty of room for vehicles, storage, or a workshop setup. The extended front porch adds usable outdoor space, while the additional lot provides room to expand, build, or simply enjoy extra privacy. Located on a quiet street just one block from public transit, this home offers both convenience and everyday livability. A strong option for first-time buyers or investors looking for space, updates, and long-term value.

Key facts

• Vinyl windows
• Soaking tub
• Double lot

Tags

• DOUBLE LOT
• VINYL WINDOWS
• VINYL SIDING
• STANDOUT SPA-LIKE BATHROOM
• SOAKING TUB
• OVERSIZED GARAGE

Property features AI

Finance

• Other: Property listed by Keller Williams Preferred
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2.5-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half story
• Construction: Vinyl siding; Block foundation; Built with above-grade finished area of 1,344
• Exterior features: Public water; Public sewer; Lot in 04 HEAVENRICH subdivision; Corner at Bancroft St / 17th St

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Gas water heater; Block basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.6% vs local median 8.3% in Saginaw — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 201 active listings in the ZIP; 1 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1959 — 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: 1.39% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $51,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 Annesely St	0.03mi	3/1.0 (-1)	1,254 (-7%)	17mo	$4,500	$4	65
548 S 26th St	0.57mi	3/1.5 (-1)	1,392 (+4%)	2mo	$72,400	$52	59
826 S 13th St	0.33mi	3/1.0 (-1)	1,451 (+8%)	12mo	$55,000	$38	52
3185 Walnut St	0.64mi	3/2.5 (-1)	1,348 (+0%)	12mo	$139,000	$103	52
1300 Walnut St	0.64mi	3/1.0 (-1)	1,436 (+7%)	8mo	$5,000	$3	43
3026 Janes Rd	0.70mi	4/1.0	1,248 (-7%)	11mo	$44,000	$35	42
3026 Janes Rd	0.71mi	4/1.0	1,248 (-7%)	11mo	$44,000	$35	42
524 S 14th St	0.36mi	3/1.5 (-1)	1,508 (+12%)	18mo	$27,000	$18	41
637 S 26th St	0.50mi	3/1.5 (-1)	1,520 (+13%)	11mo	$129,900	$85	38
541 S 24th St	0.44mi	3/1.0 (-1)	1,188 (-12%)	17mo	$65,500	$55	37
333 S 23rd St	0.59mi	3/1.0 (-1)	1,191 (-11%)	14mo	$44,900	$38	33
440 S 28th St	0.74mi	3/1.0 (-1)	1,477 (+10%)	8mo	$124,900	$85	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $6,187
• Equity at exit: $13,419

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $32,255
• Equity at exit: $7,782

Cash invested: $25,200 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 201
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $325

Break-even live

Break-even rent $838

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $376	-5% $351	+0% $325	+5% $300	+10% $274
Rent	-10% $227	-5% $276	+0% $325	+5% $375	+10% $424
Rate	-1.0pp $371	-0.5pp $348	base $325	+0.5pp $302	+1.0pp $278

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	44d	1	1.03mi

Listing history 9 events

1. 2026-05-01
   status Pending

   Show marketing remark (987 chars)

   4 Bedrooms, Double Lot, Vinyl Windows and Siding—Move-In Ready Value! 4 bedrooms, 2 full bathrooms, and a rare included double lot—this property offers space and flexibility you won’t often find at this price point. Immediate occupancy available, so you can move in right away. Roof, window, furnace, AC, and water heater have all been updated over time. Inside, the home features a functional layout with generous room sizes and a standout spa-like bathroom with a soaking tub. The oversized 2.5-car garage with electric is a major bonus, offering plenty of room for vehicles, storage, or a workshop setup. The extended front porch adds usable outdoor space, while the additional lot provides room to expand, build, or simply enjoy extra privacy. Located on a quiet street just one block from public transit, this home offers both convenience and everyday livability. A strong option for first-time buyers or investors looking for space, updates, and long-term value.

2. 2026-05-01
   status Pending 987-char remark

   Show marketing remark (987 chars)

   4 Bedrooms, Double Lot, Vinyl Windows and Siding—Move-In Ready Value! 4 bedrooms, 2 full bathrooms, and a rare included double lot—this property offers space and flexibility you won’t often find at this price point. Immediate occupancy available, so you can move in right away. Roof, window, furnace, AC, and water heater have all been updated over time. Inside, the home features a functional layout with generous room sizes and a standout spa-like bathroom with a soaking tub. The oversized 2.5-car garage with electric is a major bonus, offering plenty of room for vehicles, storage, or a workshop setup. The extended front porch adds usable outdoor space, while the additional lot provides room to expand, build, or simply enjoy extra privacy. Located on a quiet street just one block from public transit, this home offers both convenience and everyday livability. A strong option for first-time buyers or investors looking for space, updates, and long-term value.

3. 2026-04-22
   listed $90,000 Active

   Show marketing remark (987 chars)

   4 Bedrooms, Double Lot, Vinyl Windows and Siding—Move-In Ready Value! 4 bedrooms, 2 full bathrooms, and a rare included double lot—this property offers space and flexibility you won’t often find at this price point. Immediate occupancy available, so you can move in right away. Roof, window, furnace, AC, and water heater have all been updated over time. Inside, the home features a functional layout with generous room sizes and a standout spa-like bathroom with a soaking tub. The oversized 2.5-car garage with electric is a major bonus, offering plenty of room for vehicles, storage, or a workshop setup. The extended front porch adds usable outdoor space, while the additional lot provides room to expand, build, or simply enjoy extra privacy. Located on a quiet street just one block from public transit, this home offers both convenience and everyday livability. A strong option for first-time buyers or investors looking for space, updates, and long-term value.

4. 2026-04-22
   listed $90,000 Active 987-char remark

   Show marketing remark (987 chars)

   4 Bedrooms, Double Lot, Vinyl Windows and Siding—Move-In Ready Value! 4 bedrooms, 2 full bathrooms, and a rare included double lot—this property offers space and flexibility you won’t often find at this price point. Immediate occupancy available, so you can move in right away. Roof, window, furnace, AC, and water heater have all been updated over time. Inside, the home features a functional layout with generous room sizes and a standout spa-like bathroom with a soaking tub. The oversized 2.5-car garage with electric is a major bonus, offering plenty of room for vehicles, storage, or a workshop setup. The extended front porch adds usable outdoor space, while the additional lot provides room to expand, build, or simply enjoy extra privacy. Located on a quiet street just one block from public transit, this home offers both convenience and everyday livability. A strong option for first-time buyers or investors looking for space, updates, and long-term value.

5. 2001-06-21
   soldstatus $35,000 159-char remark

   Show marketing remark (159 chars)

   4 bedroom, 2 bath. Full basement, 2 car detached. Many updates include roof, windows, wiring, plumbing. Spacious home offers opportunity to the growing family.

6. 2001-06-21
   soldstatus $35,000

   Show marketing remark (159 chars)

   4 bedroom, 2 bath. Full basement, 2 car detached. Many updates include roof, windows, wiring, plumbing. Spacious home offers opportunity to the growing family.

7. 2001-06-11
   historical
8. 2001-04-20
   listed $41,000 159-char remark

   Show marketing remark (159 chars)

   4 bedroom, 2 bath. Full basement, 2 car detached. Many updates include roof, windows, wiring, plumbing. Spacious home offers opportunity to the growing family.

9. 2001-04-20
   listed $41,000

   Show marketing remark (159 chars)

   4 bedroom, 2 bath. Full basement, 2 car detached. Many updates include roof, windows, wiring, plumbing. Spacious home offers opportunity to the growing family.

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/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: $15,000
• − Mortgage interest: −$5,041
• − Property taxes: −$1,831
• − Insurance: −$450
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,618
• Taxable income: $2,659
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,267/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): 32,069

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 0.56)
• Race & ethnicity: Black 59% White 27% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -93.46%
• Current HPI: 197.3359
• 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

+119.5% since first listed

9 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-04-22 Listed $90,000 MiRealSource-MiMLS
• 2026-04-22 Listed $90,000 REALCOMP
• 2001-06-21 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2001-06-21 Sold (MLS) $35,000 REALCOMP
• 2001-06-11 Listing Removed — MiRealSource-MiMLS
• 2001-04-20 Listed $41,000 MiRealSource-MiMLS
• 2001-04-20 Listed $41,000 REALCOMP

Property tax history

+10.3%/yr

Latest (2025): $1,831 · -9.5% YoY. Source: county tax records.