3531 Lionshead Ln · Bridgeport, MI 48601

$75,000

5 bd · 1.0 ba · 1,466 sqft · SingleFamily public records · 10 Days on market

Built 1950 0.31 ac lot Est $70k · 7% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a dead-end street, this home features an open-concept kitchen and living room, a large backyard with plenty of room to enjoy, newer flooring, updated electrical, and a newer roof. Whether you're looking for your first home or your next investment, this one is definitely worth a look!

Key facts

• Updated electrical
• Newer flooring
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• LARGE BACKYARD
• NEWER FLOORING
• UPDATED ELECTRICAL
• NEWER ROOF

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Paved, assigned parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: City lot; Publicly maintained road; Lot roughly 90 x 150 (0.31 acre)

Interior

• Kitchen: Oven; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Gas water heater; Oven; Refrigerator; Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 17.5% vs local median 6.2% in Bridgeport — 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 57/100 on livability (#638 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D, schools 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: 201 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 $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 23y 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 $12k; list at $75k implies a 552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1950 — 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 D 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: 1.93% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.09%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $70,368
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2154 California Ave	0.70mi	4/1.5 (-1)	1,344 (-8%)	12mo	$65,000	$48	37

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: 36.4%
• Equity multiple: 2.55×
• Total profit: $32,506
• Equity at exit: $11,183

10-year hold

• IRR: 43.1%
• Equity multiple: 5.08×
• Total profit: $85,738
• Equity at exit: $6,485

Cash invested: $21,000 (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 48601

• Home prices YoY: -32.1%
• Active inventory: 201
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $702

Break-even live

Break-even rent $556

Max offer price $75,000

Occupancy floor 46%

Sensitivity live

Price	-10% $744	-5% $723	+0% $702	+5% $680	+10% $659
Rent	-10% $587	-5% $645	+0% $702	+5% $759	+10% $816
Rate	-1.0pp $739	-0.5pp $721	base $702	+0.5pp $682	+1.0pp $662

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   statusdays on market $75,000 Pending 10 DOM
2. 2026-06-18
   days on market $75,000 Active 8 DOM
3. 2026-06-17
   days on market $75,000 Active 7 DOM
4. 2026-06-16
   days on market $75,000 Active 6 DOM
5. 2026-06-15
   days on market $75,000 Active 5 DOM
6. 2026-06-13
   days on market $75,000 Active 3 DOM
7. 2026-06-12
   remarks 299-char remark
8. 2026-06-12
   listed $75,000 Active 2 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: $180 · $15/mo
• Projected year-2 tax: $667 · $56/mo
• Expected delta: +$488/yr (+$41/mo · 271.5%)

ⓘ 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 ≥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: $17,334
• − Mortgage interest: −$4,201
• − Property taxes: −$180
• − Insurance: −$375
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,182
• Taxable income: $7,623
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $6,590/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 — Bridgeport

• Score: 57/100
• State rank: #638
• US rank: #21636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeport, MI
• 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

+7.3% since first listed

21 events — show timeline

• 2026-06-11 Listed $75,000 MiRealSource-MiMLS
• 2026-06-11 Listed $75,000 REALCOMP
• 2017-07-24 Sold (MLS) $11,500 MiRealSource-MiMLS
• 2017-07-24 Sold (MLS) $11,500 MiRealSource-MiMLS
• 2017-07-24 Sold (MLS) $11,500 REALCOMP
• 2017-07-06 Pending — MiRealSource-MiMLS
• 2017-06-20 Listed $16,600 MiRealSource-MiMLS
• 2017-06-19 Listed $16,600 MiRealSource-MiMLS
• 2017-06-19 Listed $16,600 REALCOMP
• 2014-02-12 Listing Removed — REALCOMP
• 2014-02-12 Listing Removed — MiRealSource-MiMLS
• 2013-10-12 Listed $32,900 REALCOMP
• 2013-10-12 Listed $32,900 MiRealSource-MiMLS
• 2006-01-20 Listing Removed — REALCOMP
• 2006-01-20 Listing Removed — MiRealSource-MiMLS
• 2005-09-30 Listed $61,900 REALCOMP
• 2005-09-30 Listed $61,900 MiRealSource-MiMLS
• 2004-03-03 Listing Removed — MiRealSource-MiMLS
• 2004-03-03 Listing Removed — REALCOMP
• 2003-09-11 Listed $69,900 MiRealSource-MiMLS
• 2003-09-11 Listed $69,900 REALCOMP

Property tax history

-15.0%/yr

Latest (2025): $180 · -85.2% YoY. Source: county tax records.