4331 N Michigan Ave · Zilwaukee, MI 48604

$79,900

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 8 Days on market

Built 1932 0.45 ac lot Est $119k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your chance at owning a home or income opportunity at an amazing price! This 2 bed 1 bath home has many newer upgrades including flooring in the work areas of the home (2025), front door (2025) and more. There's a 9 x 4 walk-in pantry off the kitchen for convenience. Separate laundry area. Room to entertain with your backyard deck (2019). There's plenty of space to play or garden with your almost 300 ft lot! Storage space in the detached 2 car garage. All appliances stay. BATVAI

Key facts

• Backyard deck
• Walk-in pantry
• Detached garage

Tags

• WALK-IN PANTRY
• BACKYARD DECK
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Deck; Paved road access; Lot approximately 0.45 acres (66 x 297)

Interior

• Kitchen: Free‑standing electric range; Free‑standing refrigerator; Portable dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Electric water heater; Portable dishwasher; Crawl space basement
• Laundry & utility: Dedicated laundry room; Washer; Dryer

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 $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 76/100 on livability (#138 in MI, #3,375 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Carrollton Public Schools (suburban): math 9% / reading 26% proficiency, ranked #485 of 540 in MI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 70 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1932 — 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. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $118,680
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1580 Bel Air St	0.16mi	3/1.0 (+1)	952 (+4%)	11mo	$141,000	$148	73
3365 Bobendick St	0.17mi	3/1.0 (+1)	1,025 (+11%)	5mo	$123,000	$120	64
3805 Ventura Dr	0.60mi	3/1.0 (+1)	950 (+3%)	2mo	$166,000	$175	60
4994 N Michigan Ave	0.65mi	2/1.5	936 (+2%)	7mo	$121,000	$129	59
4520 Alura Pl	0.27mi	3/1.0 (+1)	988 (+7%)	17mo	$94,000	$95	56
3030 Carla Dr	0.60mi	3/1.0 (+1)	864 (-6%)	5mo	$115,000	$133	52
895 Schust Rd	0.71mi	3/1.0 (+1)	868 (-6%)	3mo	$77,000	$89	50
3782 Church St	0.54mi	3/1.0 (+1)	1,008 (+10%)	7mo	$75,000	$74	48
1325 Savoy Dr	0.51mi	3/1.0 (+1)	1,050 (+14%)	14mo	$135,000	$129	36
3754 Ventura Dr	0.66mi	3/1.0 (+1)	988 (+7%)	22mo	$135,000	$137	33
736 Caravelle Dr	0.47mi	3/1.5 (+1)	1,040 (+13%)	22mo	$139,900	$135	31

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $14,577
• Equity at exit: $11,913

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $48,052
• 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 48604

• Home prices YoY: -24.6%
• Active inventory: 70
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $433

Break-even live

Break-even rent $602

Max offer price $79,900

Occupancy floor 57%

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 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	$1,150	$1.21	43d	15	0.91mi

Listing history 8 events

1. 2026-06-09
   status $79,900 Pending 8 DOM
2. 2026-06-08
   days on market $79,900 Active 8 DOM
3. 2026-06-07
   days on market $79,900 Active 7 DOM
4. 2026-06-05
   days on market $79,900 Active 4 DOM
5. 2026-06-03
   days on market $79,900 Active 3 DOM
6. 2026-06-02
   days on market $79,900 Active 2 DOM
7. 2026-05-31
   remarks 490-char remark

   Show marketing remark (490 chars)

   Here's your chance at owning a home or income opportunity at an amazing price! This 2 bed 1 bath home has many newer upgrades including flooring in the work areas of the home (2025), front door (2025) and more. There's a 9 x 4 walk-in pantry off the kitchen for convenience. Separate laundry area. Room to entertain with your backyard deck (2019). There's plenty of space to play or garden with your almost 300 ft lot! Storage space in the detached 2 car garage. All appliances stay. BATVAI

8. 2026-05-31
   listed $79,900 Active 1 DOM

   Show marketing remark (490 chars)

   Here's your chance at owning a home or income opportunity at an amazing price! This 2 bed 1 bath home has many newer upgrades including flooring in the work areas of the home (2025), front door (2025) and more. There's a 9 x 4 walk-in pantry off the kitchen for convenience. Separate laundry area. Room to entertain with your backyard deck (2019). There's plenty of space to play or garden with your almost 300 ft lot! Storage space in the detached 2 car garage. All appliances stay. BATVAI

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$474/yr (+$39/mo · 167.3%)

ⓘ 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: $13,800
• − Mortgage interest: −$4,476
• − Property taxes: −$283
• − Insurance: −$400
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,324
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $4,205/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: Carrollton Public Schools
• NCES district ID: 2608070
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $39,147
• Composite: 14.74/100
• National rank: #9395
• State rank: #485 of 540 in MI

Livability — Zilwaukee

• Score: 76/100
• State rank: #138
• US rank: #3375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,284

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Lithuanian 6% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -68.55%
• Current HPI: 210.5278
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-31 Relisted — MiRealSource-MiMLS
• 2026-05-31 Relisted — REALCOMP
• 2026-05-21 Listed $79,900 REALCOMP
• 2026-05-21 Listing Removed — MiRealSource-MiMLS
• 2026-05-21 Listed $79,900 MiRealSource-MiMLS

Property tax history

-13.3%/yr

Latest (2025): $283 · -85.3% YoY. Source: county tax records.