1314 Adams St · Saginaw, MI 48602

$45,000

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 102 Days on market

Built 1884 9,148 sqft lot Est $65k · 31% under ↓ 8% 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

Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

Key facts

• Fenced-in backyard
• 9,148 sq ft lot
• Garage

Tags

• FENCED-IN BACKYARD
• NEWER HOT WATER HEATER
• SEPARATE UTILITY ROOM

Property features AI

Finance

• Other: Subdivision: DIVISION NORTH; Cross streets: Woodbridge / S Mason
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage; Assigned paved parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding exterior; Pillar/post/pier and slab foundation; Built area above grade: 1,145 (finished)
• Exterior features: Fenced yard; City lot; Paved public road access; Garage(s) on the property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; Ceiling fans; Window air conditioning units
• Interior features: Basement; Total of 5 rooms

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$65,265) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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: 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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: 2.51% ✓
• Cap rate: 20.72%
• Cash-on-cash: 51.54%
• DSCR: 3.29
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $65,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Bates St	0.12mi	3/1.0	1,069 (-7%)	2mo	$42,000	$39	82
719 S Bond St	0.37mi	3/1.0	1,191 (+4%)	0mo	$52,500	$44	76
1415 Lyon St	0.27mi	2/1.0 (-1)	1,068 (-7%)	0mo	$74,900	$70	71
144 Lockwood St	0.47mi	2/1.0 (-1)	1,164 (+2%)	4mo	$94,000	$81	67
250 Goetz St	0.61mi	3/1.0	1,120 (-2%)	4mo	$79,900	$71	65
623 N Woodbridge St	0.48mi	2/1.0 (-1)	1,217 (+6%)	1mo	$42,500	$35	61
1610 Cleveland St	0.35mi	3/1.0	1,279 (+12%)	4mo	$45,000	$35	60
1016 Thurman St	0.63mi	3/1.0	1,230 (+7%)	3mo	$69,900	$57	56
703 N Bond St	0.53mi	2/1.0 (-1)	1,056 (-8%)	2mo	$9,000	$9	56
1122 Miller St	0.66mi	3/1.0	1,212 (+6%)	5mo	$26,000	$21	56
1511 Osborn St	0.55mi	2/1.0 (-1)	1,041 (-9%)	1mo	$90,000	$86	54
251 Trier St	0.57mi	3/1.5	1,262 (+10%)	2mo	$147,000	$116	53

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: 50.6%
• Equity multiple: 3.25×
• Total profit: $28,346
• Equity at exit: $6,710

10-year hold

• IRR: 56.5%
• Equity multiple: 6.87×
• Total profit: $73,956
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $541

Break-even live

Break-even rent $446

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $567	-5% $554	+0% $541	+5% $528	+10% $516
Rent	-10% $452	-5% $497	+0% $541	+5% $586	+10% $631
Rate	-1.0pp $564	-0.5pp $553	base $541	+0.5pp $530	+1.0pp $518

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $45,000 Active 102 DOM
2. 2026-06-18
   days on market $45,000 Active 101 DOM
3. 2026-06-17
   days on market $45,000 Active 100 DOM
4. 2026-06-16
   days on market $45,000 Active 99 DOM
5. 2026-06-15
   days on market $45,000 Active 98 DOM
6. 2026-06-14
   days on market $45,000 Active 96 DOM
7. 2026-06-12
   days on market $45,000 Active 95 DOM
8. 2026-06-09
   days on market $45,000 Active 92 DOM
9. 2026-06-08
   days on market $45,000 Active 91 DOM
10. 2026-06-07
    days on market $45,000 Active 90 DOM
11. 2026-06-05
    days on market $45,000 Active 87 DOM
12. 2026-06-03
    days on market $45,000 Active 86 DOM
13. 2026-06-02
    days on market $45,000 Active 85 DOM
14. 2026-06-01
    days on market $45,000 Active 84 DOM
15. 2026-05-31
    days on market $45,000 Active 83 DOM
16. 2026-05-30
    days on market $45,000 Active 82 DOM
17. 2026-05-14
    price $45,000 618-char remark

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

18. 2026-05-14
    price $45,000

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

19. 2026-05-02
    status Active

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

20. 2026-05-02
    status Active 618-char remark

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

21. 2026-04-22
    status Pending

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

22. 2026-04-22
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

23. 2026-03-25
    price $46,000 618-char remark

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

24. 2026-03-25
    price $46,000

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

25. 2026-02-27
    listed $49,000 Active 618-char remark

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

26. 2026-02-27
    listed $49,000 Active

    Show marketing remark (618 chars)

    Check out this 3-bedroom, 1-bath home in Saginaw featuring an attached garage and a fenced-in backyard—great for added convenience and outdoor enjoyment. The home also includes a newer hot water heater, offering added peace of mind. A separate utility room off the garage provides excellent space for a mudroom, storage, or added functionality. Currently tenant-occupied on a month-to-month lease, this property offers flexibility for investors seeking immediate rental income or buyers planning for future owner occupancy. A solid opportunity with great features and potential—schedule your showing today!

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,576
• − Mortgage interest: −$2,521
• − Property taxes: −$1,174
• − Insurance: −$225
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,309
• Taxable income: $6,175
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,012/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

-8.2% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $45,000 MiRealSource-MiMLS
• 2026-05-14 Price Changed $45,000 REALCOMP
• 2026-05-02 Relisted — REALCOMP
• 2026-05-02 Relisted — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-03-25 Price Changed $46,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $46,000 REALCOMP
• 2026-02-27 Listed $49,000 REALCOMP
• 2026-02-27 Listed $49,000 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $1,174 · -16.3% YoY. Source: county tax records.