3105 Beulah St · Buena Vista, MI 48601

$79,900

2 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 25 Days on market

Built 1947 3.88 ac lot Est $64k · 25% over ↓ 13% since listing

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Why this score? — see what drove the C- 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Same owner for over 30 years. Over 3.8 Acres, 24 x 36 pole barn, move in ready ranch with brand new boiler heating system and newer roof. Endless opportunities

Key facts

• Move-in ready
• Newer roof
• Brand new boiler

Tags

• MOVE-IN READY
• BRAND NEW BOILER
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#615 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Bridgeport-Spaulding Community School District (suburban): math 7% / reading 17% proficiency, ranked #513 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.21% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $63,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3015 Fairview St	0.13mi	3/1.0 (+1)	1,032 (-3%)	10mo	$70,000	$68	76
3016 Fairview St	0.11mi	3/1.0 (+1)	954 (-10%)	3mo	$22,000	$23	70
3012 Walters Dr	0.40mi	3/1.0 (+1)	1,008 (-5%)	7mo	$50,000	$50	62
3310 Lexington Dr	0.57mi	3/1.0 (+1)	1,014 (-5%)	4mo	$67,000	$66	57
4125 Hiland St	0.69mi	3/1.0 (+1)	1,092 (+3%)	3mo	$90,000	$82	56
4138 Lamson St	0.64mi	3/1.0 (+1)	1,040 (-2%)	7mo	$40,000	$38	56
2822 Kensington Dr	0.64mi	3/1.0 (+1)	1,008 (-5%)	2mo	$76,900	$76	55
2928 Walters Dr	0.40mi	3/1.0 (+1)	936 (-12%)	7mo	$36,000	$38	51
2454 Bellevue St	0.48mi	3/1.0 (+1)	1,156 (+9%)	11mo	$69,900	$60	49
4126 Morris St	0.59mi	3/1.0 (+1)	936 (-12%)	3mo	$22,500	$24	45
2093 California Ave	0.74mi	2/1.5	960 (-10%)	9mo	$63,000	$66	40
3925 Lamson St	0.52mi	2/1.0	918 (-14%)	20mo	$38,000	$41	36

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,302
• Equity at exit: $11,913

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $23,760
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $963 high
• Mortgage (P&I): −$419
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $255

Break-even live

Break-even rent $640

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2554 Apollo Dr Unit AP2554 Saginaw, MI	3.0	2.0	960	$883	$0.92	43d	1	0.59mi
2564 Apollo Dr Unit AP2564 Saginaw, MI	3.0	2.0	960	$883	$0.92	43d	1	0.60mi
2620 Gemini St Unit GE2620 Saginaw, MI	3.0	2.0	1140	$920	$0.81	43d	1	0.67mi
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	43d	1	0.68mi
2800 Gemini St Unit GE2800 Saginaw, MI	3.0	2.0	960	$920	$0.96	43d	1	0.84mi

Listing history 8 events

1. 2024-12-17
   status Pending
2. 2024-09-20
   soldstatus $73,500
3. 2024-08-26
   status Pending

   Show marketing remark (159 chars)

   Same owner for over 30 years. Over 3.8 Acres, 24 x 36 pole barn, move in ready ranch with brand new boiler heating system and newer roof. Endless opportunities

4. 2024-08-26
   status Pending 159-char remark

   Show marketing remark (159 chars)

   Same owner for over 30 years. Over 3.8 Acres, 24 x 36 pole barn, move in ready ranch with brand new boiler heating system and newer roof. Endless opportunities

5. 2024-08-19
   price $79,900 159-char remark

   Show marketing remark (159 chars)

   Same owner for over 30 years. Over 3.8 Acres, 24 x 36 pole barn, move in ready ranch with brand new boiler heating system and newer roof. Endless opportunities

6. 2024-08-19
   price $79,900

   Show marketing remark (159 chars)

   Same owner for over 30 years. Over 3.8 Acres, 24 x 36 pole barn, move in ready ranch with brand new boiler heating system and newer roof. Endless opportunities

7. 2024-08-01
   listed $84,900 Active

   Show marketing remark (159 chars)

   Same owner for over 30 years. Over 3.8 Acres, 24 x 36 pole barn, move in ready ranch with brand new boiler heating system and newer roof. Endless opportunities

8. 2024-08-01
   listed $84,900 Active 159-char remark

   Show marketing remark (159 chars)

   Same owner for over 30 years. Over 3.8 Acres, 24 x 36 pole barn, move in ready ranch with brand new boiler heating system and newer roof. Endless opportunities

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$296/yr (+$25/mo · 46.4%)

ⓘ 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 ≥99°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: $11,557
• − Mortgage interest: −$4,476
• − Property taxes: −$638
• − Insurance: −$400
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,324
• Taxable income: $1,870
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,615/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: Bridgeport-Spaulding Community School District
• NCES district ID: 2606780
• Math proficiency: 7% ▼ -4.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $38,403
• Composite: 10.13/100
• National rank: #9800
• State rank: #513 of 540 in MI

Livability — Buena Vista

• Score: 59/100
• State rank: #615
• US rank: #20603

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B+ Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Vista, MI
• City population: 32,069
• 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

-13.4% since first listed

8 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-09-20 Sold (Public Records) $73,500 Public Records
• 2024-08-26 Pending — REALCOMP
• 2024-08-26 Pending — MiRealSource-MiMLS
• 2024-08-19 Price Changed $79,900 MiRealSource-MiMLS
• 2024-08-19 Price Changed $79,900 REALCOMP
• 2024-08-01 Listed $84,900 MiRealSource-MiMLS
• 2024-08-01 Listed $84,900 REALCOMP

Property tax history

-5.1%/yr

Latest (2025): $638 · -55.3% YoY. Source: county tax records.