2431 Ledyard St · Saginaw, MI 48601

$59,999

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 18 Days on market

Built 1963 5,663 sqft lot ↓ 10% 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

Recently remodeled and move-in ready 3-bedroom, 1 bath home. Features include easy-to-maintain living spaces, updated interior finishes, and a new furnace for added efficiency. A usable full basement provides additional storage or workspace, and the fenced yard is ideal for outdoor enjoyment. Whether you're starting your next chapter or looking for an affordable, turnkey option, this cute as a button home is ready to welcome you in. Just unpack and enjoy!

Key facts

• New furnace
• Full basement
• Updated home

Tags

• UPDATED HOME
• REFRESHED INTERIOR FINISHES
• NEW FURNACE
• FULL BASEMENT

Property features AI

Finance

• Other: Residential property type; Above-grade finished area reported (988 square feet)
• Financial info: No additional financial details provided
• HOA & community: Homeowners association present

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding exterior
• Exterior features: Lot dimensions approximately 50 x 117; Lot size about 0.13 acres; No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 4 rooms (bedrooms and living spaces combined)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.5% 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: 201 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 $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $59,099 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 2.08% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.52%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $36,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2523 E Holland Ave	0.35mi	2/1.0 (-1)	987 (-0%)	8mo	$18,100	$18	72
945 S 27th St	0.45mi	3/1.0	884 (-10%)	2mo	$13,000	$15	60
2420 Bancroft St	0.19mi	2/1.0 (-1)	845 (-14%)	4mo	$60,000	$71	59
347 S 19th St	0.66mi	3/1.0	950 (-4%)	5mo	$27,500	$29	59
2143 Whittier St	0.25mi	3/1.0	845 (-14%)	8mo	$50,000	$59	57
427 S 24th St	0.64mi	3/1.5	1,040 (+5%)	4mo	$79,900	$77	56
525 S 14th St	0.58mi	3/1.0	1,046 (+6%)	9mo	$48,500	$46	56
919 S 4th Ave	0.57mi	3/1.0	1,090 (+10%)	3mo	$4,000	$4	53
315 S 19th St	0.72mi	2/1.0 (-1)	912 (-8%)	5mo	$34,000	$37	45
2021 Cumberland St	0.74mi	2/1.0 (-1)	874 (-12%)	5mo	$14,500	$17	37
523 S 29th St	0.73mi	3/1.0	864 (-13%)	10mo	$75,000	$87	37
455 S 24th St	0.59mi	2/1.0 (-1)	840 (-15%)	9mo	$30,000	$36	35

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: 40.4%
• Equity multiple: 2.73×
• Total profit: $29,080
• Equity at exit: $8,946

10-year hold

• IRR: 46.7%
• Equity multiple: 5.48×
• Total profit: $75,277
• Equity at exit: $5,188

Cash invested: $16,800 (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: 201
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $609

Break-even live

Break-even rent $479

Max offer price $59,999

Occupancy floor 46%

Sensitivity live

Price	-10% $643	-5% $626	+0% $609	+5% $592	+10% $575
Rent	-10% $511	-5% $560	+0% $609	+5% $659	+10% $708
Rate	-1.0pp $640	-0.5pp $625	base $609	+0.5pp $594	+1.0pp $578

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3328 Webber St Saginaw, MI	3.0	1.0	878	$1,250	$1.42	44d	1	0.90mi

Listing history 21 events

1. 2026-06-19
   days on market $59,999 Active 18 DOM
2. 2026-06-18
   days on market $59,999 Active 17 DOM
3. 2026-06-17
   days on market $59,999 Active 16 DOM
4. 2026-06-16
   days on market $59,999 Active 15 DOM
5. 2026-06-15
   days on market $59,999 Active 14 DOM
6. 2026-06-14
   days on market $59,999 Active 12 DOM
7. 2026-06-12
   days on market $59,999 Active 11 DOM
8. 2026-06-09
   days on market $59,999 Active 8 DOM
9. 2026-06-08
   days on market $59,999 Active 7 DOM
10. 2026-06-07
    days on market $59,999 Active 6 DOM
11. 2026-06-05
    days on market $59,999 Active 3 DOM
12. 2026-06-03
    days on market $59,999 Active 2 DOM
13. 2026-06-02
    remarks 546-char remark
14. 2026-06-02
    pricedays on marketlisting id $59,999 Active 1 DOM
15. 2026-06-01
    days on market $62,999 Active 178 DOM
16. 2026-05-31
    days on market $62,999 Active 177 DOM
17. 2026-05-30
    days on market $62,999 Active 176 DOM
18. 2026-02-06
    price $62,999 459-char remark

    Show marketing remark (459 chars)

    Recently remodeled and move-in ready 3-bedroom, 1 bath home. Features include easy-to-maintain living spaces, updated interior finishes, and a new furnace for added efficiency. A usable full basement provides additional storage or workspace, and the fenced yard is ideal for outdoor enjoyment. Whether you're starting your next chapter or looking for an affordable, turnkey option, this cute as a button home is ready to welcome you in. Just unpack and enjoy!

19. 2026-02-05
    price $62,999
20. 2025-12-05
    listed $69,999 Active

    Show marketing remark (459 chars)

    Recently remodeled and move-in ready 3-bedroom, 1 bath home. Features include easy-to-maintain living spaces, updated interior finishes, and a new furnace for added efficiency. A usable full basement provides additional storage or workspace, and the fenced yard is ideal for outdoor enjoyment. Whether you're starting your next chapter or looking for an affordable, turnkey option, this cute as a button home is ready to welcome you in. Just unpack and enjoy!

21. 2025-12-05
    listed $69,999 Active 459-char remark

    Show marketing remark (459 chars)

    Recently remodeled and move-in ready 3-bedroom, 1 bath home. Features include easy-to-maintain living spaces, updated interior finishes, and a new furnace for added efficiency. A usable full basement provides additional storage or workspace, and the fenced yard is ideal for outdoor enjoyment. Whether you're starting your next chapter or looking for an affordable, turnkey option, this cute as a button home is ready to welcome you in. Just unpack and enjoy!

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$231/yr (+$19/mo · 49.8%)

ⓘ 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: $15,000
• − Mortgage interest: −$3,361
• − Property taxes: −$463
• − Insurance: −$300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,745
• Taxable income: $6,731
• Est. tax owed @ 24.0%: −$1,615
• After-tax cash flow: $5,696/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

-10.0% since first listed

4 events — show timeline

• 2026-02-06 Price Changed $62,999 MiRealSource-MiMLS
• 2026-02-05 Price Changed $62,999 REALCOMP
• 2025-12-05 Listed $69,999 REALCOMP
• 2025-12-05 Listed $69,999 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $463 · -16.2% YoY. Source: county tax records.