1941 Walcott St · Saginaw, MI 48601

$32,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 164 Days on market

Built 1946 3,485 sqft lot ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Come check out this 1 bedroom 1 bathroom home. Perfect for down-sizing or a Rental property. Freshly painted interior and new vinyl flooring throughout. Brand New Furnace installed. Newer water heater and plumbing. Storage shed included. Motivated Seller

Key facts

• Newer water heater
• Brand new furnace
• New vinyl flooring

Tags

• FRESHLY PAINTED INTERIOR
• NEW VINYL FLOORING
• BRAND NEW FURNACE
• NEWER WATER HEATER
• STORAGE SHED INCLUDED

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single-family home; One story; Built in 1946
• Construction: Vinyl siding exterior; Slab foundation
• Exterior features: Public water; 0.08-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Accessible entrance; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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: 199 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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 $21k; list at $32k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1946 — 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. 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.
8. 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.
9. 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: 2.60% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.53%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $20,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 Troy St	0.50mi	1/1.0	480 (0%)	8mo	$20,000	$42	71

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: 57.1%
• Equity multiple: 3.53×
• Total profit: $22,662
• Equity at exit: $4,771

10-year hold

• IRR: 62.0%
• Equity multiple: 7.21×
• Total profit: $55,624
• Equity at exit: $2,767

Cash invested: $8,960 (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: 199
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $437

Break-even live

Break-even rent $277

Max offer price $32,000

Occupancy floor 42%

Sensitivity live

Price	-10% $455	-5% $446	+0% $437	+5% $428	+10% $419
Rent	-10% $371	-5% $404	+0% $437	+5% $470	+10% $503
Rate	-1.0pp $453	-0.5pp $445	base $437	+0.5pp $429	+1.0pp $420

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-19
   days on market $32,000 Active 164 DOM
2. 2026-06-18
   days on market $32,000 Active 163 DOM
3. 2026-06-17
   days on market $32,000 Active 162 DOM
4. 2026-06-16
   days on market $32,000 Active 161 DOM
5. 2026-06-15
   days on market $32,000 Active 160 DOM
6. 2026-06-14
   days on market $32,000 Active 158 DOM
7. 2026-06-12
   days on market $32,000 Active 157 DOM
8. 2026-06-09
   days on market $32,000 Active 154 DOM
9. 2026-06-08
   days on market $32,000 Active 153 DOM
10. 2026-06-07
    days on market $32,000 Active 152 DOM
11. 2026-06-05
    days on market $32,000 Active 149 DOM
12. 2026-06-03
    days on market $32,000 Active 148 DOM
13. 2026-06-02
    days on market $32,000 Active 147 DOM
14. 2026-06-01
    days on market $32,000 Active 146 DOM
15. 2026-05-31
    days on market $32,000 Active 145 DOM
16. 2026-05-30
    days on market $32,000 Active 144 DOM
17. 2026-01-06
    listed $32,000 Active 254-char remark

    Show marketing remark (254 chars)

    Come check out this 1 bedroom 1 bathroom home. Perfect for down-sizing or a Rental property. Freshly painted interior and new vinyl flooring throughout. Brand New Furnace installed. Newer water heater and plumbing. Storage shed included. Motivated Seller

18. 2026-01-06
    listed $32,000 Active 254-char remark

    Show marketing remark (254 chars)

    Come check out this 1 bedroom 1 bathroom home. Perfect for down-sizing or a Rental property. Freshly painted interior and new vinyl flooring throughout. Brand New Furnace installed. Newer water heater and plumbing. Storage shed included. Motivated Seller

19. 2026-01-06
    listed $32,000 Active

    Show marketing remark (254 chars)

    Come check out this 1 bedroom 1 bathroom home. Perfect for down-sizing or a Rental property. Freshly painted interior and new vinyl flooring throughout. Brand New Furnace installed. Newer water heater and plumbing. Storage shed included. Motivated Seller

20. 2025-10-14
    historical
21. 2025-10-14
    historical
22. 2025-09-10
    price $26,000
23. 2025-09-10
    price $26,000
24. 2025-09-10
    price $26,000
25. 2025-08-06
    listed $27,500 Active
26. 2025-08-06
    listed $27,500 Active
27. 2025-06-09
    historical
28. 2025-06-09
    historical
29. 2025-05-23
    price $29,900
30. 2025-05-23
    price $29,900
31. 2025-05-23
    price $29,900
32. 2025-05-14
    price $30,900
33. 2025-05-14
    price $30,900
34. 2025-05-14
    price $30,900
35. 2025-04-21
    listed $31,900 Active
36. 2025-04-21
    listed $31,900 Active
37. 2024-01-31
    soldstatus $21,000 Sold
38. 2024-01-31
    soldstatus $21,000 Closed
39. 2024-01-20
    price $25,000
40. 2024-01-19
    status Pending
41. 2024-01-19
    status Pending
42. 2024-01-19
    price $25,000
43. 2024-01-16
    price $28,500
44. 2024-01-16
    price $28,500
45. 2024-01-10
    listed $33,500 Active
46. 2024-01-10
    listed $33,500 Active

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $474 · $40/mo
• Expected delta: +$19/yr (+$2/mo · 4.1%)

ⓘ 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: $9,967
• − Mortgage interest: −$1,792
• − Property taxes: −$456
• − Insurance: −$160
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$931
• Taxable income: $5,033
• Est. tax owed @ 24.0%: −$1,208
• After-tax cash flow: $4,037/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

-4.5% since first listed

30 events — show timeline

• 2026-01-06 Listed $32,000 SW Michigan MLS
• 2026-01-06 Listed $32,000 REALCOMP
• 2026-01-06 Listed $32,000 MiRealSource-MiMLS
• 2025-10-14 Listing Removed — REALCOMP
• 2025-10-14 Listing Removed — MiRealSource-MiMLS
• 2025-09-10 Price Changed $26,000 MiRealSource-MiMLS
• 2025-09-10 Price Changed $26,000 REALCOMP
• 2025-09-10 Price Changed $26,000 SW Michigan MLS
• 2025-08-06 Listed $27,500 REALCOMP
• 2025-08-06 Listed $27,500 MiRealSource-MiMLS
• 2025-06-09 Listing Removed — MiRealSource-MiMLS
• 2025-06-09 Listing Removed — REALCOMP
• 2025-05-23 Price Changed $29,900 MiRealSource-MiMLS
• 2025-05-23 Price Changed $29,900 REALCOMP
• 2025-05-23 Price Changed $29,900 SW Michigan MLS
• 2025-05-14 Price Changed $30,900 MiRealSource-MiMLS
• 2025-05-14 Price Changed $30,900 REALCOMP
• 2025-05-14 Price Changed $30,900 SW Michigan MLS
• 2025-04-21 Listed $31,900 REALCOMP
• 2025-04-21 Listed $31,900 MiRealSource-MiMLS
• 2024-01-31 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2024-01-31 Sold (MLS) $21,000 REALCOMP
• 2024-01-20 Price Changed $25,000 MiRealSource-MiMLS
• 2024-01-19 Pending — REALCOMP
• 2024-01-19 Pending — MiRealSource-MiMLS
• 2024-01-19 Price Changed $25,000 REALCOMP
• 2024-01-16 Price Changed $28,500 MiRealSource-MiMLS
• 2024-01-16 Price Changed $28,500 REALCOMP
• 2024-01-10 Listed $33,500 MiRealSource-MiMLS
• 2024-01-10 Listed $33,500 REALCOMP

Property tax history

+0.2%/yr

Latest (2025): $456 · -7.7% YoY. Source: county tax records.