3374 Meyer Pl · Saginaw, MI 48603

$125,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1966 9,583 sqft lot Est $158k · 21% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This solid 3-bedroom, 1-bath home is perfect for first-time buyers or those looking to simplify. Enjoy beautiful hardwood, a newer roof for peace of mind, and a low-maintenance design that lets you spend time living instead. The spacious layout offers comfortable bedrooms and a functional kitchen, while the backyard shed provides excellent storage. Centrally located and easy to care for, this gem is move-in ready and full of potential. Don’t miss your chance—schedule a showing today!

Key facts

• Functional kitchen
• Move-in ready
• Newer roof

Tags

• NEWER ROOF
• LOW-MAINTENANCE DESIGN
• FUNCTIONAL KITCHEN
• BACKYARD SHED
• CENTRALLY LOCATED
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum and vinyl siding; Built with crawl space foundation
• Exterior features: Shed on property; Lot dimensions approximately 71 x 132

Interior

• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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 Township Community Schools (suburban): math 27% / reading 45% proficiency, ranked #265 of 540 in MI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.7%/yr); 156 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 $864 of loan paydown is wiped out by about $4k 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 + 7.7% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 21y 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 $108k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1966 — 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: 1.14% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $158,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3270 Northwood Pl	0.09mi	3/1.0	972 (+1%)	19mo	$160,000	$165	78
3307 Pasadena Pl	0.12mi	3/1.0	960 (0%)	21mo	$150,000	$156	77
3291 Pasadena Pl	0.13mi	3/1.0	1,040 (+8%)	14mo	$149,380	$144	69
3391 Voight Pl	0.22mi	3/1.5	1,104 (+15%)	8mo	$180,000	$163	57
3610 Northwood Pl	0.35mi	3/1.5	1,104 (+15%)	16mo	$189,000	$171	44
3112 Edward Pl	0.29mi	3/1.5	1,092 (+14%)	22mo	$190,000	$174	43

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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.26×
• Total profit: $9,200
• Equity at exit: $18,638

10-year hold

• IRR: 19.4%
• Equity multiple: 2.97×
• Total profit: $68,795
• Equity at exit: $10,808

Cash invested: $35,000 (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 48603

• Rents YoY: 7.7%
• Active inventory: 156
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $352

Break-even live

Break-even rent $983

Max offer price $125,000

Occupancy floor 70%

Sensitivity live

Price	-10% $422	-5% $387	+0% $352	+5% $316	+10% $281
Rent	-10% $239	-5% $295	+0% $352	+5% $408	+10% $464
Rate	-1.0pp $415	-0.5pp $383	base $352	+0.5pp $319	+1.0pp $286

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Green Isle Way Saginaw, MI	1.0–3.0	1.0–1.5	950	$1,350	$1.42	44d	15	1.10mi

Listing history 4 events

1. 2026-06-19
   days on market $125,000 Active 3 DOM
2. 2026-06-18
   days on market $125,000 Active 2 DOM
3. 2026-06-17
   remarks 488-char remark
4. 2026-06-17
   listed $125,000 Active 1 DOM

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$547/yr (+$46/mo · 66.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,140
• − Mortgage interest: −$7,002
• − Property taxes: −$830
• − Insurance: −$625
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,636
• Taxable income: $2,305
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,667/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 Township Community Schools
• NCES district ID: 2630450
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,971
• Composite: 31.01/100
• National rank: #6094
• State rank: #265 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

• County: Saginaw County · 54,884 people
• City population: 54,884
• Metro: Saginaw, MI
• Population (ZIP): 27,757
• Household income: $66,352
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1106.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 10% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 1%

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: ▼ -103.35%
• Current HPI: 152.7507
• Rent YoY: ▲ 7.71%
• 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

+52.6% since first listed

25 events — show timeline

• 2026-06-16 Listed $125,000 REALCOMP
• 2026-06-16 Listed $125,000 MiRealSource-MiMLS
• 2023-12-20 Sold (Public Records) $108,250 Public Records
• 2023-12-15 Sold (MLS) $108,250 MiRealSource-MiMLS
• 2023-12-15 Sold (MLS) $108,250 REALCOMP
• 2023-11-16 Pending — REALCOMP
• 2023-11-16 Pending — MiRealSource-MiMLS
• 2023-11-14 Listed $105,000 MiRealSource-MiMLS
• 2023-11-14 Listed $105,000 REALCOMP
• 2020-09-23 Listing Removed — REALCOMP
• 2020-09-23 Listing Removed — MiRealSource-MiMLS
• 2020-08-17 Price Changed $79,900 MiRealSource-MiMLS
• 2020-08-17 Price Changed $79,900 REALCOMP
• 2020-07-28 Price Changed $84,900 MiRealSource-MiMLS
• 2020-07-28 Price Changed $84,900 REALCOMP
• 2020-07-09 Relisted — REALCOMP
• 2020-07-09 Relisted — MiRealSource-MiMLS
• 2020-07-06 Pending — REALCOMP
• 2020-07-06 Pending — MiRealSource-MiMLS
• 2020-06-29 Listed $87,900 MiRealSource-MiMLS
• 2020-06-29 Listed $87,900 REALCOMP
• 2005-04-28 Sold (Public Records) $81,900 Public Records
• 2005-04-01 Listing Removed — MiRealSource-MiMLS
• 2005-03-31 Sold (MLS) $81,900 MiRealSource-MiMLS
• 2005-03-08 Listed $81,900 MiRealSource-MiMLS

Property tax history

-0.2%/yr

Latest (2025): $830 · -51.4% YoY. Source: county tax records.