3595 Hermansau Dr Unit 2211 Hetzner · Saginaw, MI 48603

$259,900

4 bd · 3.6 ba · 2,498 sqft · MultiFamily · 13 Days on market

Built 1986 Good condition 0.43 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Rent growth +4.4/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Beautifully maintained and move in ready duplex in Saginaw Township! This 2 unit, 4 bedroom duplex on the corner of Hermansau and Hetzner offers the perfect for investors or multigenerational living. Live in one side and rent out the other! Unit 1 has a remarkable kitchen, with abundant cabinetry and counter space, convenient island, newer appliances and newer Corian counters. Newer ceramic tile flooring adds to the charm throughout kitchen and dining room. The spacious living area offers a cozy wood burning fireplace and plenty of room to relax or gather with family. A large fully updated bathroom offers convenience and style. Both bedrooms are roomy and comfortable, with the primary bedro

Key facts

• Move in ready duplex
• Remarkable kitchen
• Newer appliances

Tags

• MOVE IN READY DUPLEX
• REMARKABLE KITCHEN
• ABUNDANT CABINETRY
• CONVENIENT ISLAND
• NEWER APPLIANCES
• NEWER CORIAN COUNTERS

Property features AI

Finance

• Financial info: Two-unit property; Unit 2 rent listed at $900

Exterior

• Parking: Attached garage with 3 parking spaces; Paved driveway
• Utilities: Public water at street; Public sanitary sewer; Separate water, electric and gas meters
• Home design: Multi-family property; 1 story; Built in 1986; Located on a corner (Hetzner subdivision)
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Deck; Patio; Porch; Corner lot; Basement foundation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range/Oven; Refrigerator
• Bedrooms: Unit 1: bedrooms on main level; Unit 2: bedrooms on main level (one 15 x 11, one 14 x 12)
• Flooring: Ceramic floors
• Bathrooms: 3 full bathrooms, plus 1 lavatory (4 total)
• Heating & cooling: Forced air heating; Central A/C; Natural gas fuel; Gas water heater; Separate heat for units
• Interior features: Bay window; Ceramic floors; Walk-in closet; Living room wood-burning fireplace (1 total); Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.8-bath units multifamily listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive. Per door: $114/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (1.5% below list).
• Recommended offer: $256k (1.5% below list) — sets the bar for 1% rule.

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); 162 active listings in the ZIP; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).
• At $2,561/mo this rent would consume 46% of the median local household income ($66k/yr) (locally 1106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-14,901
• Equity at exit: $38,752

10-year hold

• IRR: 9.3%
• Equity multiple: 1.87×
• Total profit: $63,314
• Equity at exit: $22,471

Cash invested: $72,772 (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: 162
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $227

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 86%

Sensitivity live

Price	-10% $407	-5% $317	+0% $227	+5% $137	+10% $47
Rent	-10% $25	-5% $126	+0% $227	+5% $328	+10% $429
Rate	-1.0pp $358	-0.5pp $293	base $227	+0.5pp $160	+1.0pp $91

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.8	$2,560
Total (2 units)			$2,561

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-17
   status $259,900 Pending 13 DOM
2. 2026-06-17
   days on market $259,900 Active 13 DOM
3. 2026-06-16
   days on market $259,900 Active 12 DOM
4. 2026-06-15
   days on market $259,900 Active 11 DOM
5. 2026-06-14
   days on market $259,900 Active 9 DOM
6. 2026-06-12
   days on market $259,900 Active 8 DOM
7. 2026-06-09
   days on market $259,900 Active 5 DOM
8. 2026-06-08
   days on market $259,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $259,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,732
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$7,561
• Taxable loss: −$1,502
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $3,086/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready duplex in Saginaw Township is in good condition with a well-maintained exterior and interior. It offers a great opportunity for investors or multigenerational living.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and mulch landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and mulch landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-04 Listed $259,900 MiRealSource-MiMLS